Currently listed — $850,000
1 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 132 comparable auction sales (30 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 29 Apr 2026 listed by the agency (portal date)
- 20 Aug 2026 asking $850k
- 28 Aug 2026 on market 120 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 9/116 Wycombe Rd | 1 bd · 1 ba | $855k | July 2025 |
| 18/19A Young St | 1 bd · 1 ba | $690k | June 2025 |
| 16/88 Bent St | 1 bd · 1 ba | $851k | May 2025 |
Suburb risk flags
crime index: 31 — below sydney average · 17 min walk to Neutral Bay Wharf · ~12 min ferry to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Neutral Bay — 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
⏱ Days on market — this campaign
120 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, Neutral Bay · postcode 2089
$591–$748/wk is what 1-bed units in 2089 actually transact for (middle half of 58 bonds lodged, Q2 2026 · median $685/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $570 → $800/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2089, 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 — Neutral Bay units at auction
Measured like-for-like growth ≈ -3.3%/yr — 2-bed sold-price medians across 16 quarters (35 sales).
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
The 6 listings above are on the market now: same unit category, within 1 bedroom of 1, asking within 20% of this one, in Neutral Bay 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.
The building — its registered strata scheme
Strata plan SP7844 registered 1973 — the building is at least 53 years old · 45 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.
School catchments
Neutral Bay PS (primary) · Mosman HS (secondary)
5 primary schools within 2 km · ICSEA ~1155 — 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 Neutral Bay — 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.