Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 22 comparable auction sales (3 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 ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 22 sales in the wider suburb/type pool; 3 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 |
|---|---|---|---|
| 29/4 New Mclean St | 2 bd · 1 ba | $1.77M | Sept 2025 |
| 15/351 Edgecliff Rd | 2 bd · 1 ba | $1.81M | Mar 2025 |
| 12/220 New South Head Rd | 2 bd · 1 ba | $830k | Mar 2025 |
| 9/121 Ocean St | 2 bd · 1 ba | $1.21M | Nov 2024 |
| 12/166 New South Head Rd | 2 bd · 1 ba | $1.45M | May 2024 |
Suburb risk flags
crime index: 47 — around sydney average · trains ~every 4 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 2026-09-03 — trained on 169,356 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 Edgecliff — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
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 1967 and has 71 lots; ask for the strata report, planned works and levies.
- 4 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.
Rent evidence — asking vs transacted, Edgecliff · postcode 2027
$1055–$1400/wk is what 2-bed units in 2027 actually transact for (middle half of 59 bonds lodged, Q2 2026 · median $1200/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $765 → $1115/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2027, 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 — Edgecliff units at auction
Not enough Edgecliff 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 2 May 2026 | Sold | $1,300,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 26 May 2022 | $2,050,000 | — |
| 30 Apr 2026 | $1,300,000 | -36.6% over 3.9 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).
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 WOOLLAHRA 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 |
|---|---|---|---|---|---|
| ~78 m · 22 Albert Street Edgecliff 2027 | Subdivision | Determined | not on record | — | 2026-02-11 |
| ~112 m · 365 Edgecliff Road Edgecliff 2027 | Demolition, Residential Flat Building, Subdivision · 16 new dwellings | Pending Court Appeal | not on record | $20.05M | 2025-07-14 |
| ~112 m · 365 Edgecliff Road Edgecliff 2027 | Demolition, Residential Flat Building, Subdivision · 11 new dwellings | Determined | not on record | $10.88M | 2023-10-06 |
| ~149 m · 1 450 Edgecliff Road Edgecliff | Balconies, Decks, Patios, Terraces Or Verandahs, Other · 1 new dwelling | Determined | Approved | $68k | 2021-06-10 |
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: 10-12 Quambi Place, Edgecliff (150m — SSD-132421490)
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 SP3017 registered 1967 — the building is at least 59 years old · 71 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 Edgecliff — recent local signals
2026-06-29 — Education invest — 188 NEW SOUTH HEAD ROAD EDGECLIFF 2027 ($1779k) (institutional-signals.json (PAN-651368, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Woollahra PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1136 — 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.