Currently listed
1 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 85 comparable auction sales (11 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
- 19 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 28 Aug 2026 on market 8+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 7/295 Condamine St | 1 bd · 1 ba | $713k | Feb 2025 |
Suburb risk flags
crime index: 24 — below sydney average · ferries ~every 5 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 Manly Vale — 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
8 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, Manly Vale · postcode 2093
$615–$750/wk is what 1-bed units in 2093 actually transact for (middle half of 29 bonds lodged, Q2 2026 · median $685/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $580 → $875/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2093, 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 — Manly Vale units at auction
Measured like-for-like growth ≈ 6.8%/yr — 2-bed sold-price medians across 14 quarters (38 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.
Agencies' own published sales nearby — Manly Vale, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 9/7-9 Quirk Road | 10 July 2026 | $1,335,000 | 2 | Cunninghams |
| 12/12 Fairway Close | 10 June 2026 | $1,190,000 | 2 | Cunninghams |
| 7B/29 Quirk Road | 22 May 2026 | $955,000 | 2 | Cunninghams |
| 35/76 Kenneth Road | 30 Apr 2026 | $1,250,000 | 2 | Cunninghams |
| 9 Parkes Street | 17 Apr 2026 | $2,580,000 | 2 | Cunninghams |
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 — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Zone R2 (Low Density Residential) under the NORTHERN BEACHES 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.
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 SP77062 registered 2006 — the building is at least 20 years old · 16 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
Manly Vale PS (primary) · The Forest HS (secondary)
4 primary schools within 2 km · ICSEA ~1133 — 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 Manly Vale — 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.