Currently listed
2 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 41 comparable auction sales (16 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
What we've tracked
- 24 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 29 Aug 2026 on market 4+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 14G/541C Burwood Rd | 2 bd · 2 ba | $735k | Apr 2025 |
| 4/6-8 Sudbury St | 2 bd · 1 ba | $822k | Mar 2025 |
| 8/473 Burwood Rd | 2 bd · 2 ba | $650k | Mar 2025 |
| 4/47 York St | 2 bd · 1 ba | $620k | Mar 2025 |
| 4/47 York St | 2 bd · 1 ba | $620k | Feb 2025 |
| 4/22-24 Anderson St | 2 bd · 1 ba | $755k | Nov 2024 |
Suburb risk flags
crime index: 39 — below sydney average · 1 min walk to Belmore Metro · ~22 min metro to the CBD · trains ~every 15 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 Belmore — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
⏱ Days on market — this campaign
4 days since our daily sweep first saw this listing.
The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.
Rent evidence — asking vs transacted, Belmore · postcode 2192
$550–$710/wk is what 2-bed units in 2192 actually transact for (middle half of 71 bonds lodged, Q2 2026 · median $580/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $392 → $580/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2192, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Growth trend — Belmore 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):
2024Q2 $735k (5) · 2024Q3 $760k (5) · 2024Q4 $715k (3) · 2025Q1 $635k (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.
Agencies' own published sales nearby — Belmore, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 44/585-589 Canterbury Road | by 16 Aug 2026 | $608,500 | 2 | Laing+Simmons |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Construction risk — what no listing tells you
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).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
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 SP90861 registered 2016 — the building is at least 10 years old · 67 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.
What's changing in Belmore — recent local signals
2026-02-06 — Belmore listed under TOD (standard) — controls from 2026-02-06 (state-fiat-precincts.json (https://www.planning.nsw.gov.au/policy-and-legislation/housing/transport-oriented-development-program/transport-oriented-development))
2025-11-07 — Childcare invest — 427 BURWOOD ROAD BELMORE 2192 ($5484k) (institutional-signals.json (PAN-586171, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Belmore SPS (primary) · Kingsgrove NHS (secondary)
7 primary schools within 2 km · ICSEA ~997 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Belmore — addresses near a boundary can differ. 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.