The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Sam Epsimos · last observed 24 Oct 2026← swipe · 6 photos
Currently listed — $1,400,000 ▼ Reduced 6.7% · $100k · 4 weeks ago
4 bed · 3 bath · 1 car · House · 256 m² land
Asking price cut 6.7% ($100k, from $1,500,000 to $1,400,000) 4 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.
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 belowWhat deserves a closer look
- price cut $100k — to $1.4M
- asking $1.5M
- 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
- 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?
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 |
|---|---|---|---|
| 196 Wollongong Rd | 4 bd · 2 ba | $2.56M | Sept 2025 |
| 128 Forest Rd | 4 bd · 2 ba | $1.57M | June 2025 |
| 11 Esdaile Pl | 4 bd · 3 ba | $2.28M | Apr 2025 |
| 189 Wollongong Rd | 4 bd · 1 ba | $1.9M | Apr 2025 |
Suburb risk flags
aircraft noise high · crime index: 40 — around sydney average · 1 min walk to Arncliffe · ~14 min train to the CBD · trains ~every 10 min at peak
Where every number comes from
- Comps: published Domain auction results for Arncliffe — 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?
- 20 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 20 Aug 2026 asking $1.5M
- 29 Sept 2026 price cut $100k — to $1.4M
- 24 Oct 2026 on market 65+ 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.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
65 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, Arncliffe · postcode 2205
$1000–$1230/wk is what 4-bed houses in 2205 actually transact for (middle half of 21 bonds lodged, last 12 mo · median $1100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $650 → $930/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2205, 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.
Land — for a house, the land is the asset
256 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Similar properties — on the market now
$1,350,000
11 Walters Street
Arncliffe
3 bed · 2 bath · 1 car
$1,350,000
652 Forest Road
Bexley · 2.7 km away
3 bed · 2 bath · 1 car
$1,350,000
61 Addison Road
Marrickville · 2.9 km away
3 bed · 1 bath · 1 car
▼ Reduced 10% · $150k · 11 days ago
$1,450,000
12 Queen Street
Marrickville · 2.9 km away
3 bed · 1 bath
New · 2 days ago
$1,300,000
40 Mount Street
Arncliffe
3 bed · 1 bath · 2 car
$1,500,000
2 Withers Street
Arncliffe
3 bed · 1 bath · 1 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Arncliffe 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 17 Jan 1992 | $145,000 | — |
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).
What's changing in Arncliffe — recent local signals
2026-10-08 — Development site — listing's own words: "STCA" (40 Mount Street, Arncliffe, NSW 2205) (listing rea-152570424 (rea), first seen 2026-10-08)
2026-10-04 — Development site — listing's own words: "development potential (STCA)" (69 West Botany Street, Arncliffe, NSW 2205) (listing rea-144159264 (rea), first seen 2026-10-04)
2026-09-25 — Development site — listing's own words: "STCA" (32 Knight Street, Arncliffe, NSW 2205) (listing rea-152447464 (rea), first seen 2026-09-25)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Arncliffe PS (primary) · Bayside HS (secondary)
6 primary schools within 2 km · ICSEA ~1067 — 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 Arncliffe — 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.