The listing we observed
2 bedrooms
Listing details describe the advertised home. They do not verify its condition or approved use.
Ray White Kingsford · last observed 13 Sept 2026Currently listed — $1,100,000
2 bed · 1 bath · 1 car
◆ Found on Ray White Kingsford's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
A Refined Parkside Retreat with Resort-Style Living
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowThe strata scheme
SP61295 · 144 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1999What deserves a closer look
- first tracked by our radar (the portal doesn't publish its list date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- There is no supported price estimate to show for this home.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Suburb risk flags
crime index: 63 — above sydney average · 27 min walk to Kingsford Light Rail · ~28 min light rail to the CBD · light rail ~every 8 min at peak
Where every number comes from
- 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
What changed recently?
- 3 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 13 Sept 2026 on market 10+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 1999 and has 144 lots; ask for the strata report, planned works and levies.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
10 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, Kensington · postcode 2033
$700/wk median live asking rent for 2-bed homes in Kensington (4 live rental listings on agency websites, this week's sweep).
$792–$945/wk is what 2-bed units in 2033 actually transact for (middle half of 75 bonds lodged, Q2 2026 · median $870/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $590 → $800/wk · +2% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2033, 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 — Kensington units at auction
Measured like-for-like growth ≈ 3.0%/yr — 2-bed sold-price medians across 16 quarters (41 sales).
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.
Similar properties — on the market now
$1,100,000
703A/264 Anzac Parade
Kensington
2 bed · 2 bath · 2 car
$1,100,000
1307/301 Botany Rd
Zetland · 1.2 km away
2 bed · 1 bath · 1 car
$1,100,000
58/30 Gadigal Avenue
Zetland · 1.2 km away
2 bed · 2 bath · 1 car
$1,100,000
132/20 George Julius Avenue
Zetland · 1.2 km away
2 bed · 2 bath · 1 car
$1,100,000
203/1 Link Road
Zetland · 1.2 km away
3 bed · 2 bath · 2 car
$1,100,000
Level 2/203/1 Link Road
Zetland · 1.2 km away
3 bed · 2 bath · 2 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Kensington or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 10 July 2023 | $1,130,000 | — |
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).
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 SP61295 registered 1999 — the building is at least 27 years old · 144 lots in the scheme (large scheme — expect facilities and higher levies).
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 Kensington — recent local signals
2026-08-28 — Development site — listing's own words: "STCA" (22-24 Sambell Street, Kensington, Vic 3031) (listing rea-204420724 (rea), first seen 2026-08-28)
2026-08-25 — Development site — listing's own words: "STCA" (6 Holsten Lane North, Kensington, Vic 3031) (listing rea-151978612 (rea), first seen 2026-08-25)
2026-08-22 — Development site — listing's own words: "STCA" (5-7 Childers Street, Kensington, Vic 3031) (listing rea-150697880 (rea), first seen 2026-08-22)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Daceyville PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1084 — 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 Kensington — 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.