The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Excelsior Team · last observed 3 July 2026Last seen listed — $1,045,000 · not confirmed in 108 days
2 bed · 2 bath · 1 car · Apartment / Unit
We haven't been able to re-confirm this listing since 3 July 2026 — it may have sold or been withdrawn since; the price shown is the last one advertised.
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
7 recorded sales
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
79 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 2026-09-15The strata scheme
SP44222 · 99 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1993Planning activity nearby
6 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
- asking $1.04M
- listed by the agency (portal 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- 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
$1.01M
the calibrated floor
LIKELY FAIR RANGE
$1.01M–$1.25M
around $1.12M mid
STRETCH CAP
$1.25M
$1.42M on the wider 80% band
Confidence: Low — based on 79 comparable auction sales (4 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value, previous sale · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 79 sales in the wider suburb/type pool; 4 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 12A/60 Harbourne Rd | 2 bd · 1 ba | $920k | June 2025 |
| 6/35 Borrodale Rd | 2 bd · 1 ba | $1.2M | Mar 2025 |
| 6/35 Borrodale Rd | 2 bd · 1 ba | $1.2M | Mar 2025 |
| 16/133 Bunnerong Rd | 2 bd · 1 ba | $930k | Feb 2025 |
| Unit 6/54 Middle St | 2 bd · 1 ba | $1.09M | Dec 2024 |
| 21/75 Bunnerong Rd | 2 bd · 1 ba | $1.1M | Nov 2024 |
Suburb risk flags
flood exposure 30% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 60 — around sydney average · 2 min walk to Kingsford Light Rail · ~28 min light rail to the CBD · light rail ~every 8 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 2026-09-15 — trained on 169,861 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 Kingsford — 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 Mar 2026 listed by the agency (portal date)
- 1 July 2026 asking $1.04M
- 20 Oct 2026 on market 215 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.
- The strata scheme: registration is recorded in 1993 and has 99 lots; ask for the strata report, planned works and levies.
- 6 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.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
215 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, Kingsford · postcode 2032
$800–$985/wk is what 2-bed units in 2032 actually transact for (middle half of 101 bonds lodged, Q2 2026 · median $850/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $568 → $798/wk · -1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2032, 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 — Kingsford 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):
2024Q2 $1248k (4) · 2024Q3 $960k (12) · 2024Q4 $1095k (5) · 2025Q1 $1200k (5)
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.
Similar properties — on the market now
$1,050,000
345/29 Rothschild Avenue
Rosebery · 2.1 km away
2 bed · 2 bath · 1 car
New · 5 days ago
$1,050,000
281/83-93 Dalmeny Avenue
Rosebery · 2.1 km away
2 bed · 2 bath · 2 car
$1,050,000
1815/20 Gadigal Avenue
Zetland · 2.5 km away
2 bed · 2 bath · 1 car
▲ Raised 5% · $50k · 7 weeks ago
$1,050,000
351/1 Kirby Walk
Zetland · 2.5 km away
2 bed · 2 bath · 1 car
$1,050,000
205/25 Geddes Avenue
Zetland · 2.5 km away
2 bed · 2 bath · 1 car
$1,050,000
59/3 Defries Avenue
Zetland · 2.5 km away
2 bed · 2 bath · 1 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Kingsford 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 |
|---|---|---|
| 2 Apr 1992 | $245,000 | — |
| 23 Feb 1994 | $290,000 | +18.4% over 1.9 yrs |
| 24 Feb 1994 | $252,000 | — |
| 16 Mar 1994 | $282,000 | — |
| 12 Apr 1994 | $290,000 | — |
| 15 June 1994 | $275,000 | — |
| 1 Sept 1994 | $389,000 | — |
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 — E2 Commercial Centre
A major retail/office core — the busiest, most built-up kind of location.
Registered lots in Kingsford run 230–590 m² (middle 80% of 46 registered parcels). This one is 3,926 m² — above 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 E2 (Commercial Centre) under the RANDWICK 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 applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~43 m · 43 Harbourne Road Kingsford 2032 | Residential Flat Building · 5 new dwellings | Determined | not on record | $1.76M | 2022-11-24 |
| ~59 m · 5 39-41 Harbourne Road Kingsford 2032 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $4k | 2024-06-20 |
| ~93 m · 16 Rainbow Street Kingsford 2032 | Demolition, Mixed Use Development · 103 new dwellings | Deferred Commencement | not on record | $15.89M | 2021-08-12 |
| ~106 m · 494 Anzac Parade Kingsford 2032 | Demolition, Erection Of A New Structure, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 358 new dwellings | Under Assessment | not on record | $90.64M | 2026-02-02 |
| ~106 m · 494 Anzac Parade Kingsford 2032 | Demolition, Commercial Development | Under Assessment | not on record | $78k | 2026-09-17 |
| ~135 m · 351 Anzac Parade Kingsford 2032 | Demolition, Erection Of A New Structure, Co-Living · 251 new dwellings | Pending Court Appeal | not on record | $73.93M | 2026-02-10 |
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
Active state-pipeline project within 150m: 17 - 23 Harbourne Road, Kingsford (0m — pipeline record)
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).
This property sits within 150m of an active state-pipeline project. Adjacent construction — especially deep excavation — is a documented damage pathway for existing buildings (Mascot Towers). Get an independent structural and strata inspection, and ask the strata manager about the neighbouring works, before you commit.
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 SP44222 registered 1993 — the building is at least 33 years old · 99 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 Kingsford — recent local signals
2026-09-28 — Development site — listing's own words: "STCA" (136 Botany Street, Kingsford, NSW 2032) (listing rea-152462536 (rea), first seen 2026-09-28)
2026-09-23 — Development site — listing's own words: "STCA" (698 Anzac Parade, Kingsford, NSW 2032) (listing rea-152410864 (rea), first seen 2026-09-23)
2026-09-17 — Development site — listing's own words: "STCA" (22 Walenore Avenue, Kingsford, NSW 2032) (listing rea-152373364 (rea), first seen 2026-09-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Rainbow St PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1084 — 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.