The listing we observed
Studio
Listing details describe the advertised home. They do not verify its condition or approved use.
Dean Merrett · last observed 18 Oct 2026← swipe · 5 photos
Currently listed — $525,000 ▼ Reduced 3.7% · $20k · 4 weeks ago
1 bath · Studio
Asking price cut 3.7% ($20k, from $545,000 to $525,000) 4 weeks ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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.
Planning activity nearby
5 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- price cut $20k — to $525k
- asking $545k
- listed by the agency (portal date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- Bedroom count is not recorded in the listing or auction evidence used here.
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- 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 nearby applications affect this home, and what stage has each actually reached?
- 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?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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: 98 — well above sydney average · 11 min walk to Kings Cross · ~5 min train to the CBD · trains ~every 4 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?
- 31 July 2026 listed by the agency (portal date)
- 18 Aug 2026 asking $545k
- 22 Sept 2026 price cut $20k — to $525k
- 21 Oct 2026 on market 82 days — portal listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 5 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- 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
82 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, Elizabeth Bay · postcode 2011
$735/week median new-tenancy rent for units in 2011 (2026Q2, 549 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $590 → $735/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2011, 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 — Elizabeth Bay 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 $1430k (5) · 2025Q1 $1550k (9) · 2025Q2 $905k (8) · 2025Q3 $1185k (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 — Elizabeth Bay
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 701/40 Macleay Street | by 16 Aug 2026 | $1,200,000 | 1 | 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.
Planning & zoning — R1 General Residential
A mix of housing types — houses through to apartments — permitted.
Heritage conservation area — Elizabeth and Rushcutters Bays. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Height limit 27m (≈ 8 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.
Floor space ratio 1.75:1 — the maximum gross floor area you can build is 1.75:1 times the site area.
Strata plan SP43163 — 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 R1 (General Residential) under the SYDNEY LEP · heritage from the NSW Heritage Map layer, 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 |
|---|---|---|---|---|---|
| ~96 m · 16-20 Roslyn Street Elizabeth Bay 2011 | Alterations Or Additions To An Existing Building Or Structure, Medical Centre, Health Services Facility | Determined | not on record | $817k | 2025-12-08 |
| ~96 m · 16-20 Roslyn Street Elizabeth Bay 2011 | Residential Care Facility, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $188k | 2026-02-26 |
| ~96 m · 16-20 Roslyn Street Elizabeth Bay 2011 | Residential Care Facility, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $102k | 2026-03-17 |
| ~150 m · 41-49 Roslyn Gardens Elizabeth Bay 2011 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Determined | not on record | $203k | 2025-04-30 |
| ~150 m · 41-49 Roslyn Gardens Elizabeth Bay 2011 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure · 80 new dwellings | Under Assessment | not on record | $134k | 2026-08-11 |
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
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.
What's changing in Elizabeth Bay — recent local signals
2026-02-26 — Aged care / seniors invest — 16-20 ROSLYN STREET ELIZABETH BAY 2011 ($188k) (institutional-signals.json (PAN-616577, OnlineDA))
2025-12-08 — Health invest — 16-20 ROSLYN STREET ELIZABETH BAY 2011 ($817k) (institutional-signals.json (PAN-593099, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Darlinghurst PS (primary) · Inner Sydney HS (secondary)
6 primary schools within 2 km · ICSEA ~1129 — 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.