The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Rawa Norman · last observed date unavailable← swipe · 10 photos
Currently listed
3 bed · 2 bath · 1 car · House · 585 m² land
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 belowHow much price evidence fits
67 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 2026-09-03Planning activity nearby
4 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
- 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
- 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 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?
- 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.
CONSERVATIVE
$3.14M
the calibrated floor
LIKELY FAIR RANGE
$3.14M–$4.06M
around $3.56M mid
STRETCH CAP
$4.06M
$4.73M on the wider 80% band
Confidence: Low — based on 67 comparable auction sales (5 of this exact configuration) · model runs ±13% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value, previous sale · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: block size, land value, previous sale
- Comparable support: 67 sales in the wider suburb/type pool; 5 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 8 Cobar St | 3 bd · 2 ba | $4.62M | Sept 2025 |
| 236 High St | 3 bd · 2 ba | $3.03M | June 2025 |
| 2A Clanwilliam St | 3 bd · 1 ba | $2.41M | May 2025 |
| 1a Council St | 3 bd · 1 ba | $3.26M | Apr 2025 |
| 164 Mowbray Rd | 3 bd · 1 ba | $2.05M | Apr 2025 |
Suburb risk flags
crime index: 17 — below sydney average · 25 min walk to Artarmon · ~12 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Willoughby — 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
What changed recently?
- 19 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 10 Sept 2026 on market 22+ 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.
- 4 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.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
22 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, Willoughby · postcode 2068
$1225–$1625/wk is what 3-bed houses in 2068 actually transact for (middle half of 15 bonds lodged, Q2 2026 · median $1250/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $978 → $1525/wk · +10% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2068, 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.
Land — for a house, the land is the asset
585 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Development potential — how Willoughby City Council treats the work you might do
Refuses 2.47% of the development applications it decides · off-street parking 3.53% (determinations to Nov 2023).
The full outlook — every category with confidence ranges, which plan elements come unstuck, and the heritage effect by category — is under Explore the area.
Agencies' own published sales nearby — Willoughby, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 26 Hollywood Crescent | 12 Aug 2025 | $2,600,000 | — | Harris Partners |
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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 22 Sept 2023 | $2,738,000 | — |
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).
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Registered lots in Willoughby run 250–700 m² (middle 80% of 34 registered parcels). This one is 580 m² — inside that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R2 (Low Density Residential) under the WILLOUGHBY LEP, as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development outlook — how often Willoughby City Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 1.11% (0.43–2.82%) | 0.4× (NSW 2.63%) | 4 refused of 360 |
| Off-street parking | 3.53% (1.21–9.87%) | 1.4× (NSW 2.58%) | 3 refused of 85 |
| Pool, deck or fence | 1.35% (0.37–4.79%) | 0.8× (NSW 1.73%) | 2 refused of 148 |
| Granny flat | too few to rate | — (NSW 4.45%) | 1 refused of 16 |
| Knock down & rebuild | too few to rate | — (NSW 11.55%) | 1 refused of 20 · 1 approved with conditions |
Across all application types Willoughby City Council refused 2.47% (1.55–3.92%) of the 688 development applications it decided.
Where these applications come unstuck
The refusal rate above says how strict the council is. This says which part of a plan is exposed — measured across all 192,284 NSW development applications, not just this council. Each is an association: plenty of applications carrying these elements are approved, and nothing here is a verdict on a proposal you haven't made yet.
- Alterations & additions — a new vehicle crossing cut into the front boundary (refused 7.27% vs 2.59% for this kind of work generally — 2.8×, on 220 applications); excavation or a new lower level (refused 6.71% vs 2.54% for this kind of work generally — 2.64×, on 611 applications)
- Off-street parking — a new vehicle crossing cut into the front boundary (refused 8.45% vs 2.42% for this kind of work generally — 3.49×, on 284 applications)
- Pool, deck or fence — excavation or a new lower level (refused 6.22% vs 1.61% for this kind of work generally — 3.88×, on 659 applications); full demolition and rebuild (refused 4.97% vs 1.6% for this kind of work generally — 3.12×, on 965 applications)
- Knock down & rebuild — excavation or a new lower level (refused 25.78% vs 9.36% for this kind of work generally — 2.75×, on 256 applications); full demolition and rebuild (refused 19.91% vs 10.46% for this kind of work generally — 1.9×, on 221 applications)
Determinations lodged on the NSW Planning Portal up to Nov 2023 — the published dataset stops there, so this is a record of how the council has behaved, not a forecast and not a statement about any particular application. Rates cover development applications only; modifications and reviews of an earlier decision are excluded. A rate is shown only where at least 30 applications were decided — below that the counts are given instead, because a percentage from a handful of decisions is not a fact about a council. "Approved with conditions" is a consent, not a refusal, and is never counted as one.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~49 m · 35 Small Street Willoughby 2068 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $251k | 2020-10-12 |
| ~107 m · 28 High Street Willoughby 2068 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure | Withdrawn | not on record | $556k | 2025-08-13 |
| ~117 m · 9a Sailors Bay Road Willoughby 2068 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $48k | 2026-01-29 |
| ~136 m · 92 Alpha Road Willoughby 2068 | Alterations And Additions To Residential Development, Garages, Carports And Car Parking Spaces · 1 new dwelling | Determined | Approved | $26k | 2021-04-19 |
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.
What's changing in Willoughby — recent local signals
2026-08-27 — Development site — listing's own words: "STCA" (66 Edinburgh Road, Willoughby, NSW 2068) (listing rea-152171468 (rea), first seen 2026-08-27)
2026-08-26 — Development site — listing's own words: "STCA" (2 Cambridge Street, Willoughby, NSW 2068) (listing rea-152152628 (rea), first seen 2026-08-26)
2026-08-21 — Development site — listing's own words: "STCA" (6 Kalgoorlie Street, Willoughby, NSW 2068) (listing rea-152106360 (rea), first seen 2026-08-21)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Willoughby PS (primary) · Chatswood HS (secondary)
4 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.