The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Place - New Farm · last observed 25 Sept 2026
← swipe · 10 photos
Currently listed
2 bed · 1 bath · 1 car · Apartment / Unit
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.
How much price evidence fits
46 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through an unavailable cutoffWhat deserves a closer look
- auction: Passed in (Place Estate Agents New Farm)
- listed by the agency (portal date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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.
CONSERVATIVE
$868k
the calibrated floor
LIKELY FAIR RANGE
$868k–$1.08M
around $972k mid
STRETCH CAP
$1.08M
$1.18M on the wider 80% band
Confidence: Low — based on 46 comparable auction sales (9 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 ~12% against published results — every hit and miss
How this estimate was made
- Method: Comparable-sales grid · version 2026-08-11-v5
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 46 sales in the wider suburb/type pool; 9 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/6 Griffith St | 2 bd · 1 ba | $1.04M | Nov 2025 |
| 10/104 Sydney St | 2 bd · 2 ba | $1.1M | July 2025 |
| 5/44 Moray St | 2 bd · 1 ba | $1.3M | Apr 2025 |
| 51/166 Sydney St | 2 bd · 2 ba | $1.44M | Dec 2024 |
| 10/925 Brunswick St | 2 bd · 2 ba | $890k | Nov 2024 |
Where every number comes from
- Fair value: Comparable-sales grid 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 New Farm — 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
What changed recently?
- 26 Aug 2026 listed by the agency (portal date)
- 19 Sept 2026 auction: Passed in (Place Estate Agents New Farm)
- 2 Oct 2026 on market 36 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.
- 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
36 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.
Growth trend — New Farm 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):
2022Q4 $1228k (4) · 2023Q1 $1485k (4) · 2024Q1 $1250k (3) · 2024Q4 $890k (5)
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 |
|---|---|---|---|
| 19 Sept 2026 | Passed in | withheld | Place Estate Agents New Farm |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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 New Farm — recent local signals
2026-09-30 — Development site — listing's own words: "STCA" (172 Harcourt Street, New Farm, Qld 4005) (listing rea-152487416 (rea), first seen 2026-09-30)
2026-09-27 — Development site — listing's own words: "STCA" (17 Lloyd Street, New Farm, Qld 4005) (listing rea-152043744 (rea), first seen 2026-09-27)
2026-08-24 — Development site — listing's own words: "development potential (STCA)" (1 Turner Avenue, New Farm, Qld 4005) (listing rea-150725488 (rea), first seen 2026-08-24)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.