The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Adrian Jian-Sheng Wu · last observed 18 Oct 2026← swipe · 10 photos
Currently listed — $1,200,000
2 bed · 2 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.
Planning activity nearby
2 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 $1.2M
- auction: Passed in (Strathfield Partners)
- 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
- 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 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: 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 |
|---|---|---|---|
| B18/1 Buchanan St | 2 bd · 2 ba | $1.33M | Apr 2025 |
| 28/85 Palmer St | 2 bd · 2 ba | $1.52M | Feb 2025 |
Suburb risk flags
crime index: 42 — around sydney average · 16 min walk to Balmain East Wharf · ~12 min ferry to the CBD · ferries ~every 15 min at peak
Where every number comes from
- Comps: published Domain auction results for Balmain — 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?
- 19 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 12 Sept 2026 auction: Passed in (Strathfield Partners)
- 21 Sept 2026 asking $1.2M
- 21 Oct 2026 on market 63+ 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.
- 2 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.
Days on market — this campaign
63 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, Balmain · postcode 2041
$798–$1031/wk is what 2-bed units in 2041 actually transact for (middle half of 40 bonds lodged, Q2 2026 · median $925/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $628 → $790/wk · +1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2041, 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 — Balmain 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):
2024Q3 $1375k (5) · 2024Q4 $1525k (3) · 2025Q1 $1650k (6) · 2025Q2 $1030k (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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 12 Sept 2026 | Passed in | withheld | Strathfield Partners |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Balmain, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 427b Darling Street | 4 Sept 2026 | $1,770,000 | 3 | Harris Partners |
| 20/10 Gow Street | 19 Aug 2026 | $1,550,000 | 3 | Harris Partners |
| 15 Bradford Street | 1 July 2026 | $2,125,000 | 3 | Harris Partners |
| 311/22 Colgate Avenue | 3 June 2026 | $1,800,000 | 2 | Harris Partners |
| 8/1 Rosebery Place | 18 May 2026 | $1,322,500 | 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
$1,200,000
3/29 Lilyfield Road
Rozelle · 1.2 km away
2 bed · 1 bath · 1 car
$1,200,000
104/8 Mccarthy Lane
Annandale · 2.7 km away
2 bed · 2 bath · 1 car
$1,185,000
50/152-164 Bulwara Road
Pyrmont · 1.8 km away
2 bed · 2 bath · 1 car
▲ Raised 10% · $110k · 4 days ago
$1,180,000
316/105 Ross Street
Forest Lodge · 2.6 km away
2 bed · 1 bath · 1 car
▲ Raised 2.6% · $30k · 6 days ago
$1,150,000
101/383 Darling Street
Balmain
1 bed · 1 bath · 1 car
$1,250,000
15/1 Foy Street
Balmain
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 Balmain 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.
It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 75% within three months.
Like-for-like within bedroom and property-type groups · 50 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
Planning & zoning — R1 General Residential
A mix of housing types — houses through to apartments — permitted.
Heritage conservation area — The Valley Heritage Conservation Area. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Zone R1 (General Residential) under the INNER WEST LEP · heritage from the NSW Heritage Map layer, 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 |
|---|---|---|---|---|---|
| ~109 m · 18 Batty Street Rozelle 2039 | Pools / Decks / Fencing, Balconies, Decks, Patios, Terraces Or Verandahs, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Refused | $13k | 2022-07-18 |
| ~123 m · 24 Batty Street Rozelle 2039 | Subdivision, Alterations Or Additions To An Existing Building Or Structure, Semi-Detached Dwelling · 2 new dwellings | Under Assessment | not on record | $530k | 2025-12-16 |
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 Balmain — recent local signals
2026-10-07 — Development site — listing's own words: "STCA" (11 King Street, Balmain, NSW 2041) (listing rea-152552792 (rea), first seen 2026-10-07)
2026-09-21 — Development site — listing's own words: "STCA" (8 Bridge Street, Balmain, NSW 2041) (listing rea-152311412 (rea), first seen 2026-09-21)
2026-08-19 — Development site — listing's own words: "STCA" (48 Mort Street, Balmain, NSW 2041) (listing rea-152086608 (rea), first seen 2026-08-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Balmain PS (primary) · SSC Balmain (secondary)
4 primary schools within 2 km · ICSEA ~1132 — 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.