The listing we observed
1 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Jason Boon · last observed 22 Oct 2026← swipe · 10 photos
Currently listed
1 bed · 1 bath · 1 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
1 recorded sale
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
124 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 2026-09-15What deserves a closer look
- auction: Postponed (Richardson & Wrench Elizabeth Bay / Potts Point)
- 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 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.
CONSERVATIVE
$941k
the calibrated floor
LIKELY FAIR RANGE
$941k–$1.17M
around $1.04M mid
STRETCH CAP
$1.17M
$1.32M on the wider 80% band
Confidence: Low — based on 124 comparable auction sales (10 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: previous sale · 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 2026-09-15
- Inputs used for this home: priced from this property's own records: previous sale
- Comparable support: 124 sales in the wider suburb/type pool; 10 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 |
|---|---|---|---|
| 19/3 Mcdonald St | 1 bd · 1 ba | $920k | Sept 2025 |
| 210/1A Tusculum St | 1 bd · 1 ba | $1.37M | Sept 2025 |
| 407/115 Macleay St | 1 bd · 1 ba | $770k | June 2025 |
| 521/50 Macleay St | 1 bd · 1 ba | $940k | June 2025 |
| 811/13-15 Bayswater Rd | 1 bd · 1 ba | $950k | June 2025 |
| 133A Victoria St | 1 bd · 1 ba | $1.45M | June 2025 |
Suburb risk flags
crime index: 98 — well above sydney average · 12 min walk to Kings Cross · ~5 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 2026-09-15 — trained on 169,861 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 Potts Point — 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 first tracked by our radar (the portal doesn't publish its list date)
- 17 Oct 2026 auction: Postponed (Richardson & Wrench Elizabeth Bay / Potts Point)
- 23 Oct 2026 on market 48+ 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.
- 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, Potts Point · postcode 2011
$580–$825/wk is what 1-bed units in 2011 actually transact for (middle half of 353 bonds lodged, Q2 2026 · median $695/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $590 → $735/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2011, 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 — Potts Point 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 $850k (13) · 2025Q1 $950k (8) · 2025Q2 $1102k (22) · 2025Q3 $920k (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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 17 Oct 2026 | Postponed | withheld | Richardson & Wrench Elizabeth Bay / Potts Point |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Potts Point, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 20/67-69 Macleay Street | by 29 Aug 2026 | $885,000 | 1 | Laing+Simmons |
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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 24 Nov 2018 | $1,070,000 | — |
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).
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 Potts Point — recent local signals
2026-08-27 — DA-approved site — listing's own words: "DA-approved" (80 Brougham Street, Potts Point, NSW 2011) (listing rea-152169872 (rea), first seen 2026-08-27)
2026-08-25 — Development site — listing's own words: "STCA" (407/2 Springfield Avenue, Potts Point, NSW 2011) (listing rea-152132156 (rea), first seen 2026-08-25)
2026-08-18 — Development site — listing's own words: "STCA" (15/120-130 Brougham Street, Potts Point, NSW 2011) (listing rea-152062324 (rea), first seen 2026-08-18)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Plunkett St PS (primary) · Inner Sydney HS (secondary)
5 primary schools within 2 km · ICSEA ~1123 — 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 Potts Point — 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.