Currently listed
2 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 134 comparable auction sales (49 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 7/74-76 Murdoch St | 2 bd · 1 ba | $1.57M | June 2025 |
| 8/17-19 Grasmere Rd | 2 bd · 1 ba | $1.2M | June 2025 |
| 10/1-5 Parraween St | 2 bd · 1 ba | $1.35M | June 2025 |
| 9/31-35 Sutherland St | 2 bd · 1 ba | $1.2M | June 2025 |
Suburb risk flags
crime index: 21 — below sydney average · 24 min walk to Mosman Bay Wharf · ~18 min ferry to the CBD · ferries ~every 15 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 Cremorne — 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
Rent evidence — asking vs transacted, Cremorne · postcode 2090
$850–$1025/wk is what 2-bed units in 2090 actually transact for (middle half of 85 bonds lodged, Q2 2026 · median $900/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $635 → $895/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2090, 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 — Cremorne units at auction
Measured like-for-like growth ≈ -2.8%/yr — 2-bed sold-price medians across 15 quarters (44 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.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Zone R3 (Medium Density Residential) under the NORTH SYDNEY 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.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~116 m · 216 Ben Boyd Road Cremorne 2090 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Withdrawn | not on record | $1.01M | 2026-06-18 |
| ~119 m · 1 33 Grasmere Road Cremorne 2090 | Alterations Or Additions To An Existing Building Or Structure, Semi-Detached Dwelling · 1 new dwelling | Determined | not on record | $2.55M | 2025-03-05 |
| ~133 m · 57-59 Grasmere Road Cremorne 2090 | Demolition, Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $159k | 2024-12-11 |
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.
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 SP7144 registered 1973 — the building is at least 53 years old · 40 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.
What's changing in Cremorne — recent local signals
2026-07-10 — Childcare departure — 40 SPOFFORTH STREET CREMORNE 2090 (institutional-signals.json (PAN-653719, OnlineDA))
2026-03-25 — Education invest — 2 ALLISTER STREET CREMORNE 2090 ($3251k) (institutional-signals.json (PAN-621656, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Middle Harbour PS (primary) · Mosman HS (secondary)
6 primary schools within 2 km · ICSEA ~1155 — 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.