The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Ray White Touma Taylor · last observed 23 Oct 2026
← swipe · 10 photos
Currently listed — $1,675,000
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.
Planning activity nearby
4 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
- asking $1.68M
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
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: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different 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 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.
NO CONFIDENT READ
The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Suburb risk flags
crime index: 100 — well above sydney average · 16 min walk to Newtown · ~8 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?
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 18 Aug 2026 asking $1.68M
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 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, Camperdown · postcode 2050
$1300–$1700/wk is what 3-bed units in 2050 actually transact for (middle half of 42 bonds lodged, last 12 mo · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $640 → $870/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2050, 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 — Camperdown units at auction
Measured like-for-like growth ≈ 2.4%/yr — 1-bed sold-price medians across 16 quarters (55 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.
Agencies' own published sales nearby — Camperdown, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 35/5-13 Larkin Street | 25 May 2026 | $1,080,000 | 2 | Harris Partners |
| 11/1 Barr Street | 22 Jan 2025 | $1,155,000 | 2 | Harris Partners |
| 204/1 Layton Street | 22 Nov 2024 | $1,460,000 | 2 | Harris Partners |
| 106/1 Sterling Circuit | 24 Sept 2024 | $1,300,000 | 2 | Harris Partners |
| 103/1 Layton Street | 21 Dec 2023 | $1,200,000 | 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
$1,665,000
14403/177 Mitchell Road
Erskineville · 1.5 km away
3 bed · 2 bath · 2 car
$1,660,000
East F15/8 Park Lane
Chippendale · 2.0 km away
3 bed · 2 bath · 1 car
$1,700,000
212/7 Sterling Circuit
Camperdown
2 bed · 2 bath · 1 car
$1,700,000
707/147 Ross St
Forest Lodge · 1.0 km away
2 bed · 2 bath · 1 car
$1,700,000
417/1a The Crescent
Forest Lodge · 1.0 km away
2 bed · 2 bath · 1 car
$1,650,000
G14/11-15 Ralph Street
Alexandria · 2.2 km away
3 bed · 2 bath · 1 car
▼ Reduced 2.4% · $40k · 9 weeks ago
The 6 listings above are on the market now: same unit category, within 1 bedroom of 3, asking within 20% of this one, in Camperdown 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.
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Height limit 18m (≈ 5 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 2.5:1 — the maximum gross floor area you can build is 2.5:1 times the site area.
Strata plan SP94555 · scheme parcel ~6,575 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 MU1 (Mixed Use) under the SYDNEY 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 |
|---|---|---|---|---|---|
| ~100 m · 16 Lyons Road Camperdown 2050 | Balconies, Decks, Patios, Terraces Or Verandahs, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $1k | 2020-11-20 |
| ~129 m · 8 Missenden Road Camperdown 2050 | Dual Occupancy, Demolition, Educational Establishment · 1 new dwelling | Determined | not on record | $1.65M | 2026-09-01 |
| ~137 m · 1 Missenden Road Camperdown 2050 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $518k | 2026-01-12 |
| ~137 m · 123 1 Missenden Road Camperdown 2050 | Demolition, Alterations Or Additions To An Existing Building Or Structure, Minor Building Alterations (Internal) | Determined | not on record | $242k | 2026-03-24 |
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 Camperdown — recent local signals
2026-10-01 — Development site — listing's own words: "STCA" (50 Hopetoun Street, Camperdown, NSW 2050) (listing rea-152501548 (rea), first seen 2026-10-01)
2026-09-01 — Education departure — 8 MISSENDEN ROAD CAMPERDOWN 2050 ($1645k) (institutional-signals.json (PAN-670014, OnlineDA))
2026-08-14 — Development site — listing's own words: "STCA" (89-91 Fowler Street, Camperdown, NSW 2050) (listing rea-152052096 (rea), first seen 2026-08-14)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Forest Lodge PS (primary) · SSC Blackwattle Bay (secondary)
10 primary schools within 2 km · ICSEA ~1098 — 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 250 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.