The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Oz Combined Realty · last observed 22 Oct 2026
← swipe · 9 photos
Currently listed — $1,050,000 ▼ Reduced 4.5% · $50k · 7 weeks ago
2 bed · 2 bath · 1 car · Apartment / Unit
Asking price cut 4.5% ($50k, from $1,100,000 to $1,050,000) 7 weeks ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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 cut $50k — to $1.05M
- listed by the agency (portal date)
- asking $1.1M
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.
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
- 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.
NO CONFIDENT READ
The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 27/33-47 Goold St | 2 bd · 2 ba | $930k | July 2025 |
| 2/57-75 Buckland St | 2 bd · 1 ba | $1.36M | June 2025 |
| 36/82 Myrtle St | 2 bd · 1 ba | $1.17M | Mar 2025 |
| 2/38 Dangar Pl | 2 bd · 1 ba | $960k | Feb 2025 |
Suburb risk flags
crime index: 89 — well above sydney average · 8 min walk to Redfern · ~4 min train to the CBD · trains ~every 2 min at peak
Where every number comes from
- Comps: published Domain auction results for Chippendale — 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?
- 4 Sept 2026 asking $1.1M
- 4 Sept 2026 listed by the agency (portal date)
- 5 Sept 2026 price cut $50k — to $1.05M
- 23 Oct 2026 on market 48 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
48 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, Chippendale · postcode 2008
$929–$1400/wk is what 2-bed units in 2008 actually transact for (middle half of 76 bonds lodged, Q2 2026 · median $1100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $630 → $915/wk · +10% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2008, 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 — Chippendale 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 $838k (4) · 2024Q3 $960k (9) · 2024Q4 $830k (7) · 2025Q1 $1065k (4)
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.
Agencies' own published sales nearby — Chippendale, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 7/38 Dangar Place | 27 July 2026 | $775,000 | 1 | Harris Partners |
| 37/27-31 Regent Street | 13 Nov 2025 | $870,000 | 2 | Harris Partners |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Similar properties — on the market now
$1,050,000
307/209 Albion Street
Surry Hills · 1.3 km away
2 bed · 1 bath · 1 car
$1,050,000
5/2 Kensington Mews
Waterloo · 1.7 km away
2 bed · 1 bath · 1 car
$1,050,000
A102/810 Elizabeth Street
Waterloo · 1.7 km away
2 bed · 2 bath · 1 car
$1,050,000
100/49 Henderson Road
Alexandria · 1.8 km away
2 bed · 2 bath · 1 car
$1,050,000
1508/1 Metters Street
Erskineville · 1.9 km away
2 bed · 2 bath · 1 car
▼ Reduced 11% · $125k · 3 weeks ago
$1,050,000
503/233 Pyrmont Street
Pyrmont · 2.0 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 Chippendale 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.
School catchments
Darlington PS (primary) · Inner Sydney HS (secondary)
8 primary schools within 2 km · ICSEA ~1101 — 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 Chippendale — 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.