The listing we observed
2 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Vernon Partners - Mosman · last observed 8 Sept 2026
← swipe · 10 photos
Currently listed — $2,050,000
2 bed · 2 bath · 1 car · House
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
20 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
5 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 $2.05M
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- auction: Withdrawn (Vernon Partners)
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?
- 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
$1.81M
the calibrated floor
LIKELY FAIR RANGE
$1.81M–$2.39M
around $2.07M mid
STRETCH CAP
$2.39M
$2.88M on the wider 80% band
Confidence: Low — based on 20 comparable auction sales (1 of this exact configuration) · model runs ±14% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, 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: block size, land value, previous sale
- Comparable support: 20 sales in the wider suburb/type pool; 1 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1 Levick St | 2 bd · 1 ba | $2.27M | May 2025 |
Suburb risk flags
crime index: 21 — below sydney average · 24 min walk to Mosman Bay Wharf · ~18 min ferry to the CBD · ferries ~every 15 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
- Comps: published Domain auction results for Cremorne — 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?
- 27 June 2026 auction: Postponed (Vernon Partners)
- 25 July 2026 auction: Withdrawn (Vernon Partners)
- 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 $2.05M
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 5 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.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Cremorne · postcode 2090
$990–$1125/wk is what 2-bed houses in 2090 actually transact for (middle half of 16 bonds lodged, last 12 mo · median $1080/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $990 → $1475/wk · +9% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2090, 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 25 July 2026 | Withdrawn | withheld | Vernon Partners |
| 27 June 2026 | Postponed | withheld | Vernon Partners |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Cremorne, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 34/15-23 Sutherland Street | 19 Oct 2026 | $1,700,000 | 2 | Cunninghams |
| 36/15-23 Sutherland Street | 19 Oct 2026 | $1,500,000 | 2 | Cunninghams |
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
$1,800,000
24 Aubin Street
Neutral Bay · 1.0 km away
2 bed · 2 bath
▼ Reduced 10% · $200k · 10 days ago
$2,450,000
10A Wolger Road
Mosman · 1.6 km away
2 bed · 2 bath · 1 car
▼ Reduced 5.8% · $150k · 5 weeks ago
The 2 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Cremorne 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.
↩ Withdrawn from auction — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 66 days.
62% sold within three months of the scheduled auction.
1,548 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 10 Nov 2016 | $1,325,000 | — |
| 11 Sept 2021 | $2,010,000 | +51.7% over 4.8 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 — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Registered lots in Cremorne run 250–620 m² (middle 80% of 21 registered parcels). This one is 167 m² — below that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R3 (Medium Density Residential), as recorded against this property in the NSW Valuer General's valuation record — 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 |
|---|---|---|---|---|---|
| ~66 m · 39 Young Street Cremorne 2090 | Alterations And Additions To Residential Development | Deferred Commencement | Approved, with conditions | $1.01M | 2020-06-23 |
| ~101 m · 30 Grosvenor Street Neutral Bay 2089 | Residential Flat Building · 9 new dwellings | Determined | not on record | $6.97M | 2020-09-25 |
| ~107 m · 1a Belgrave Street Cremorne 2090 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Determined | not on record | $880k | 2025-04-15 |
| ~118 m · 51 Sutherland Street Cremorne 2090 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $442k | 2020-11-23 |
| ~118 m · 60 Belgrave Street Cremorne 2090 | Demolition, Alterations Or Additions To An Existing Building Or Structure, Semi-Detached Dwelling · 1 new dwelling | Determined | not on record | $177k | 2026-04-24 |
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.
What's changing in Cremorne — recent local signals
2026-09-21 — Development site — listing's own words: "STCA" (6 Reynolds Street, Cremorne, NSW 2090) (listing rea-152305020 (rea), first seen 2026-09-21)
2026-08-24 — Development site — listing's own words: "STCA" (34 Brightmore Street, Cremorne, NSW 2090) (listing rea-152127548 (rea), first seen 2026-08-24)
2026-08-17 — Development site — listing's own words: "Development Opportunity" (58 Waters Road, Cremorne, NSW 2090) (listing rea-151001668 (rea), first seen 2026-08-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Middle Harbour PS (primary) · Mosman HS (secondary)
6 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.
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.
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.