Currently listed — $1,750,000 ▼ Reduced 5.4% · $100k · today
2 bed · 2 bath · House · 101 m² land
Asking price cut 5.4% ($100k, from $1,850,000 to $1,750,000) today. The vendor has already moved once: negotiate below the NEW asking, not at it.
The Property Brief — what the evidence shows. You draw the conclusion.
What we've tracked
- 24 July 2026 listed by the agency (portal date)
- 15 Aug 2026 auction: Postponed (Clarke & Humel Property)
- 21 Aug 2026 asking $1.85M
- 27 Aug 2026 price cut $100k — to $1.75M
- 27 Aug 2026 on market 34 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 31 Smith St | 2 bd · 1 ba | $2.65M | Mar 2025 |
Suburb risk flags
crime index: 68 — above sydney average · 6 min walk to Manly Wharf · ~18 min ferry to the CBD · ferries ~every 5 min at peak
Where every number comes from
- Comps: published Domain auction results for Manly — 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
34 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.
Land — for a house, the land is the asset
101 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 15 Aug 2026 | Postponed | withheld | Clarke & Humel Property |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Manly, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 2/2a Kangaroo Street | 17 July 2026 | $1,500,000 | 2 | Cunninghams |
| 32/20 Bonner Avenue | 29 June 2026 | $5,250,000 | 3 | Cunninghams |
| 1/15a Eustace Street | 26 June 2026 | $1,270,000 | 2 | Cunninghams |
| 1/30 Eurobin Avenue | 26 May 2026 | $965,000 | 1 | Cunninghams |
| 3/20 Birkley Road | 6 Feb 2026 | $2,550,000 | 3 | 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 4 Dec 2014 | $30,000 | — |
| 29 Apr 2021 | $370,000 | +1133.3% over 6.4 yrs |
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).
What's changing in Manly — recent local signals
2025-12-23 — Health invest — 32 THE CORSO MANLY 2095 ($390k) (institutional-signals.json (PAN-599274, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Manly Village PS (primary) · The Forest HS (secondary)
1 primary school within 2 km · ICSEA ~1158 — 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 — 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.