The listing we observed
6 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Gavin Sanna · last observed 18 Oct 2026← swipe · 10 photos
Currently listed — $1,850,000 ▲ Raised 2.8% · $50k · 10 days ago
6 bed · 4 bath · 2 car · House · 400 m² land
Asking price RAISED 2.8% ($50k, from $1,800,000 to $1,850,000) 10 days ago. A demand signal at this address: expect competition.
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 belowPlanning 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 raised $50k — to $1.85M
- asking $1.8M
- listed by the agency (portal date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
- 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.
NO CONFIDENT READ
The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Suburb risk flags
crime index: 47 — around sydney average · 3 min walk to Ashfield · ~13 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?
- 28 July 2026 listed by the agency (portal date)
- 1 Sept 2026 asking $1.8M
- 13 Oct 2026 price raised $50k — to $1.85M
- 24 Oct 2026 on market 87 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.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
87 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, Ashfield · postcode 2131
$780/wk median live asking rent in Ashfield (11 live rental listings, all sizes pooled — agency websites, this week's sweep).
$825/week median new-tenancy rent for houses in 2131 (2026Q2, 30 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $650 → $825/wk · +14% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2131, 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
400 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 Inner West Council treats the work you might do
Refuses 7.24% of the development applications it decides · off-street parking 10.98% (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.
Similar properties — on the market now
$1,900,000
6 Knocklayde Street
Ashfield
5 bed · 3 bath · 3 car
$2,100,000
23 Northcote Street
Canterbury · 2.6 km away
5 bed · 3 bath · 1 car
The 2 listings above are on the market now: same house category, within 1 bedroom of 6, asking within 20% of this one, in Ashfield or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 5 May 2018 | $1,501,000 | — |
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 — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Registered lots in Ashfield run 310–770 m² (middle 80% of 32 registered parcels). This one is 398 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 R3 (Medium Density Residential) under the INNER WEST 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 Inner West Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 4.67% (3.73–5.83%) | 1.8× (NSW 2.63%) | 73 refused of 1,564 · 65 approved with conditions |
| Off-street parking | 10.98% (7.14–16.52%) | 4.3× (NSW 2.58%) | 19 refused of 173 · 12 approved with conditions |
| Pool, deck or fence | 3.95% (2.37–6.53%) | 2.3× (NSW 1.73%) | 14 refused of 354 · 12 approved with conditions |
| Granny flat | 12.68% (6.81–22.37%) | 2.8× (NSW 4.45%) | 9 refused of 71 · 2 approved with conditions |
| Knock down & rebuild | 17.24% (12.67–23.03%) | 1.5× (NSW 11.55%) | 35 refused of 203 · 11 approved with conditions |
Across all application types Inner West Council refused 7.24% (6.3–8.31%) of the 2,555 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 |
|---|---|---|---|---|---|
| ~58 m · 37 Liverpool Road Ashfield 2131 | Boarding House · 1 new dwelling | Withdrawn | not on record | $5k | 2020-07-29 |
| ~58 m · 37 Liverpool Road Ashfield 2131 | Co-Living Housing · 7 new dwellings | Determined | not on record | — | 2022-12-20 |
| ~84 m · 47 Ormond Street Ashfield 2131 | Demolition, Multi-Dwelling Housing, Subdivision · 3 new dwellings | Determined | not on record | $2.04M | 2025-04-04 |
| ~86 m · 51 Ormond Street Ashfield 2131 | Alterations Or Additions To An Existing Building Or Structure, Electricity Generating Facility (Solar And Wind) | Withdrawn | not on record | $19k | 2025-11-06 |
| ~118 m · 33 Gower Street Summer Hill 2130 | — | Cancelled | not on record | — | — |
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 Ashfield — recent local signals
2026-10-08 — Development site — listing's own words: "STCA" (17 Rose Street, Ashfield, NSW 2131) (listing rea-152272392 (rea), first seen 2026-10-08)
2026-10-06 — Development site — listing's own words: "STCA" (6 Eccles Avenue, Ashfield, NSW 2131) (listing rea-152546008 (rea), first seen 2026-10-06)
2026-09-27 — Development site — listing's own words: "STCA" (12 Clissold Street, Ashfield, NSW 2131) (listing rea-152323812 (rea), first seen 2026-09-27)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Haberfield PS (primary) · Ashfield BHS (secondary)
7 primary schools within 2 km · ICSEA ~1094 — 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.