The listing we observed
1 bedrooms · Studio
Listing details describe the advertised home. They do not verify its condition or approved use.
Raine & Horne Lower North Shore · last observed 14 Nov 2026
← swipe · 10 photos
Currently listed — $695,000 ▲ Raised 6.9% · $45k · 2 days ago
1 bed · 1 bath · 0 car · Studio
Asking price RAISED 6.9% ($45k, from $650,000 to $695,000) 2 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.
What deserves a closer look
- price raised $45k — to $695k
- price cut $45k — to $650k
- changed agency — to Raine & Horne Lower North Shore (was Raine & Horne Lower North Shore - SYDNEY)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- There is no supported price estimate to show for this home.
- 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 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?
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.
Suburb risk flags
crime index: 37 — below sydney average · 7 min walk to Milsons Point · ~4 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?
- 25 Aug 2026 listed by the agency (portal date)
- 8 Oct 2026 asking $750k
- 15 Oct 2026 price cut $55k — to $695k
- 15 Oct 2026 changed agency — to Raine & Horne Lower North Shore - SYDNEY (was Raine & Horne Lower North Shore)
- 16 Oct 2026 changed agency — to Raine & Horne Lower North Shore (was Raine & Horne Lower North Shore - SYDNEY)
- 27 Oct 2026 price cut $45k — to $650k
- 12 Nov 2026 price raised $45k — to $695k
- 15 Nov 2026 on market 82 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.
- 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
82 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, Kirribilli · postcode 2061
$675–$850/wk is what 1-bed units in 2061 actually transact for (middle half of 64 bonds lodged, Q2 2026 · median $750/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $655 → $850/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2061, 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 — Kirribilli units at auction
Not enough Kirribilli unit auctions on record to show a trend — this fills in as the archive grows.
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
$695,000
601/229 Miller Street
North Sydney · 1.2 km away
1 bed · 1 bath
▲ Raised 2.2% · $15k · 2 days ago
$695,000
24/13 Ernest Street
Crows Nest · 2.8 km away
1 bed · 1 bath · 1 car
$700,000
303/231 Miller Street
North Sydney · 1.2 km away
1 bed · 1 bath · 1 car
$700,000
209/2 Langley Avenue
Cremorne · 2.3 km away
1 bed · 1 bath · 1 car
▼ Reduced 3.4% · $25k · 2 weeks ago
$700,000
13/5 Springfield Avenue
Potts Point · 2.5 km away
1 bed · 1 bath · 0 car
▼ Reduced 5.4% · $40k · 3 weeks ago
$700,000
8 / 24-26 Onslow Avenue
Elizabeth Bay · 2.9 km away
1 bed · 1 bath
The 6 listings above are on the market now: same unit category, within 1 bedroom of 1, asking within 20% of this one, in Kirribilli 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.
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 Kirribilli — recent local signals
2026-05-13 — Education invest — 85 Carabella St, Kirribilli ($2981k) (institutional-signals.json (PAN-633653, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Nth Sydney PS (primary) · Mosman HS (secondary)
3 primary schools within 2 km · ICSEA ~1130 — 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 Kirribilli — 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.