The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Highland Double Bay · last observed 22 Oct 2026
← swipe · 10 photos
Currently listed
3 bed · 3 bath · 2 car · Apartment / Unit
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
2 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
119 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 2026-10-23Planning 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
- changed agency — to Highland Double Bay (was Highland - Double Bay)
- first tracked by our radar (the portal doesn't publish its list 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
$4.96M
the calibrated floor
LIKELY FAIR RANGE
$4.96M–$6.84M
around $5.86M mid
STRETCH CAP
$6.84M
$8.18M on the wider 80% band
Confidence: Low — based on 119 comparable auction sales (2 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: land value, previous sale · thin comparable support for this configuration — read the range as wider, not as a warning · 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 2026-10-23
- Inputs used for this home: priced from this property's own records: land value, previous sale
- Comparable support: 119 sales in the wider suburb/type pool; 2 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Suburb risk flags
crime index: 48 — around sydney average · 35 min walk to Bondi Junction · ~8 min train to the CBD · 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 2026-10-23 — trained on 172,805 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
- 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?
- 18 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 6 Oct 2026 changed agency — to Highland Double Bay (was Highland - Double Bay)
- 28 Oct 2026 on market 71+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 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
71 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, Bondi Beach · postcode 2026
$1350–$1895/wk is what 3-bed units in 2026 actually transact for (middle half of 53 bonds lodged, Q2 2026 · median $1600/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $702 → $1000/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2026, 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 — Bondi Beach 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):
2024Q4 $1293k (19) · 2025Q1 $1460k (13) · 2025Q2 $1330k (11) · 2025Q3 $1200k (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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 19 Sept 2019 | $1,200,000 | — |
| 23 June 2023 | $2,240,000 | +86.7% over 3.8 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 — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Heritage conservation area — Bondi Beach. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Height limit 15m (≈ 4 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 3:1 — the maximum gross floor area you can build is 3:1 times the site area.
Strata plan SP2723 · scheme parcel ~512 m² — 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 E1 (Local Centre) under the WAVERLEY 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
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~4 m · 58 Campbell Parade, Bondi Beach Nsw 2026 | Demolition, Residential Flat Building, Earthworks / Change In Levels · 10 new dwellings | Determined | not on record | $7.84M | 2022-06-21 |
| ~13 m · 56 Campbell Parade Bondi Beach 2026 | Mixed Use Development · 4 new dwellings | Determined | not on record | $5.1M | 2022-09-02 |
| ~15 m · 64-66 Campbell Parade Bondi Beach 2026 | Alterations Or Additions To An Existing Building Or Structure, Neighbourhood Shop | Additional Information Requested | not on record | $6k | 2026-07-10 |
| ~41 m · 1 Sir Thomas Mitchell Road Bondi Beach 2026 | Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia, Food And Drink Premise | Determined | not on record | $150k | 2024-07-03 |
| ~99 m · 10 Sir Thomas Mitchell Road Bondi Beach 2026 | Residential Flat Building · 4 new dwellings | Determined | Refused | $2.92M | 2022-07-27 |
| ~127 m · 10 Jaques Avenue Bondi Beach 2026 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $496k | 2022-10-13 |
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 Bondi Beach — recent local signals
2026-10-23 — Development site — listing's own words: "STCA" (64 Warners Avenue, Bondi Beach, NSW 2026) (listing rea-152724340 (rea), first seen 2026-10-23)
2026-10-22 — Landbank / amalgamation — listing's own words: "amalgamat" (Penthouse/134-138 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-148879004 (rea), first seen 2026-10-22)
2026-10-21 — Development site — listing's own words: "STCA" (4 Forest Knoll Avenue, Bondi Beach, NSW 2026) (listing rea-152699964 (rea), first seen 2026-10-21)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bondi Beach PS (primary) · Rose Bay SC (secondary)
5 primary schools within 2 km · ICSEA ~1137 — 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.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 1000 m. Private land: green outlook, not public open space.
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.
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.