The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 15 comparable auction sales (0 of this exact configuration) · model runs ±34% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
Suburb risk flags
crime index: 35 — below sydney average · 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
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Rent evidence — asking vs transacted, Mcmahons Point · postcode 2060
$1246–$1588/wk is what 3-bed units in 2060 actually transact for (middle half of 18 bonds lodged, Q2 2026 · median $1445/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $620 → $805/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2060, 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 — Mcmahons Point units at auction
Not enough Mcmahons Point unit auctions on record to show a trend — this fills in as the archive grows.
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 |
|---|---|---|---|
| 18 July 2026 | Sold | withheld | John Hill & Co |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Zone R3 (Medium Density Residential) 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 |
|---|---|---|---|---|---|
| ~56 m · 76 Blues Point Road Mcmahons Point 2060 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $805k | 2025-10-27 |
| ~59 m · 2 13 West Crescent Street Mcmahons Point 2060 | Alterations And Additions To Residential Development | Determined | Approved | $50k | 2021-02-16 |
| ~78 m · 15 Mcmanus Street Mcmahons Point 2060 | Pools / Decks / Fencing, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $1.24M | 2020-11-04 |
| ~105 m · 39 Blues Point Road Mcmahons Point 2060 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Under Assessment | not on record | $648k | 2026-07-22 |
| ~113 m · 35 Blues Point Road Mcmahons Point 2060 | Demolition, Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Withdrawn | not on record | $656k | 2025-08-08 |
| ~113 m · 35 Blues Point Road Mcmahons Point 2060 | Demolition, Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $656k | 2025-11-28 |
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.
The building — its registered strata scheme
Strata plan SP21762 registered 1984 — the building is at least 42 years old · 20 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
Nth Sydney PS (primary) · Cammeraygal HS (secondary)
3 primary schools within 2 km · ICSEA ~1154 — 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.