411/99 Jones street · Ultimo NSW 2007

Currently listed — $1,290,000

2 bed · 2 bath · 1 car · ApartmentUnitFlat

View the live listing →

⏱ Days on market — this campaign

11 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.

Local rents — postcode 2007 units, new tenancies

$750/week median new-tenancy unit rent in 2007 (2026Q2, 199 bonds lodged).

The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.

Growth trend — Ultimo 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):

2024Q3 $803k (5) · 2024Q4 $1078k (6) · 2025Q1 $750k (4) · 2025Q2 $955k (3)

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.

Agencies' own published sales nearby — Ultimo, around 2 beds

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.

Similar properties — on the market now

The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Ultimo 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.

Planning & zoning — MU1 Mixed Use

Shops/offices below, apartments above. Walkable and lively, but denser and busier.

Heritage-listed — Former woolstore 'Farmers & Graziers No 1'. This building is individually heritage-listed by council. External changes need heritage approval and demolition is off the table — protective, but it limits what you can do.

Height limit 33m (≈ 10 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.

Floor space ratio 4:1 — the maximum gross floor area you can build is 4:1 times the site area.

Strata plan SP57895 — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.

Zone MU1 (Mixed Use) under the SYDNEY LEP · heritage from the NSW Heritage Map layer, 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

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.

What's changing in Ultimo — recent local signals

2025-12-15 — Education invest — 1 2-14 MOUNTAIN STREET ULTIMO 2007 ($13467k) (institutional-signals.json (PAN-598691, OnlineDA))

Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.

School catchments

Ultimo PS (primary) · SSC Balmain (secondary)

7 primary schools within 2 km · ICSEA ~1102 — 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.

Green space nearby

Protected public recreation land within 100 m

Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.

Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.