The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 144 comparable auction sales (3 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1709/472 Pacific Hwy | 2 bd · 2 ba | $1.51M | June 2025 |
| 901/1 Marshall Av | 2 bd · 2 ba | $1.5M | June 2025 |
Suburb risk flags
crime index: 34 — below sydney average · 1 min walk to St Leonards · ~10 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for St Leonards — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Local rents — postcode 2065 units, new tenancies
$875/week median new-tenancy unit rent in 2065 (2026Q2, 556 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — St Leonards units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q4 $1480k (11) · 2025Q1 $1375k (7) · 2025Q2 $1450k (17) · 2025Q3 $796k (4)
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 4 July 2026 | Sold | withheld | Total Realty First National |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 4 July 2026 | $1,050,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Height limit 43m (≈ 13 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Strata plan SP73656 · scheme parcel ~1,129 m² — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone MU1 (Mixed Use) under the NORTH SYDNEY LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~52 m · 23 Atchison Street St Leonards 2065 | Subdivision | Determined | not on record | — | 2025-10-13 |
| ~56 m · 7-9 Albany Street, St Leonards Nsw 2065 | Signage · 1 new dwelling | Determined | Approved | $35k | 2021-06-25 |
| ~68 m · Level 1/ 9 Albany Street St Leonards | Signage, Restaurant Or Cafe | Withdrawn | not on record | $500k | 2020-09-09 |
| ~98 m · Lot 193/599 Pacific Highway, Saint Leonards | Alterations And Additions To Commercial Development, Retail Premises | Determined | Approved | $215k | 2020-07-22 |
| ~98 m · 508e 599 Pacific Highway St Leonards 2065 | Signage | Determined | Approved | — | 2021-03-19 |
| ~98 m · Shop 7 599 Pacific Highway St Leonards 2065 | Recreational Uses | Determined | not on record | $10k | 2023-06-14 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
Construction risk — what no listing tells you
Active state-pipeline project within 150m: 20-22 Atchison Street, St Leonards (90m — SSD-87486461) · 448-460 Pacific Highway, St Leonards (130m — SSD-90005457)
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
This property sits within 150m of an active state-pipeline project. Adjacent construction — especially deep excavation — is a documented damage pathway for existing buildings (Mascot Towers). Get an independent structural and strata inspection, and ask the strata manager about the neighbouring works, before you commit.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
The building — its registered strata scheme
Strata plan SP73656 registered 2004 — the building is at least 22 years old · 71 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
School catchments
Anzac Park PS (primary) · Cammeraygal HS (secondary)
5 primary schools within 2 km · ICSEA ~1156 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.