Abbotsford suburb intelligence · all Sydney suburbs · building dossier
Your buyer evidence guide
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
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 2026-09-15The strata scheme
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2000Planning activity nearby
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 areaNo dated campaign events are available here. That does not establish that the asking price or agent has never changed.
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 61 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: building age, land value · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~10% against published results — every hit and miss
| Address | Config | Sold | When |
|---|---|---|---|
| 6/9 Figtree Av | 3 bd · 2 ba | $3.35M | May 2025 |
| 28/3 Abbotsford Cove Dr | 3 bd · 2 ba | $3.47M | Nov 2024 |
crime index: 34 — below sydney average · ferries ~every 11 min at peak
These are due-diligence prompts, not a verdict on this property.
$914–$1138/wk is what 3-bed units in 2046 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $1075/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $590 → $800/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2046, 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.
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q2 $1260k (5) · 2024Q3 $1126k (4) · 2024Q4 $1286k (8) · 2025Q2 $1732k (6)
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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 27 June 2026 | Sold | $1,700,000 | Belle Property Drummoyne |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 107 Turner Street | by 28 Aug 2026 | $1,508,000 | 2 | Jellis Craig |
| 4/1 Figtree Avenue | 29 Apr 2022 | $1,630,000 | 3 | 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.
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Registered lot 1/DP270127 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Zone R3 (Medium Density Residential) under the CANADA BAY 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.
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~96 m · 1 2 Bechert Road Chiswick 2046 | Signage | Withdrawn | not on record | $2k | 2020-08-04 |
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.
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.
Strata plan SP62754 registered 2000 — the building is at least 26 years old · 57 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
2026-08-19 — Development site — listing's own words: "STCA" (27 Charles Street, Abbotsford, Vic 3067) (listing rea-151912468 (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.
Abbotsford PS (primary) · Concord HS (secondary)
4 primary schools within 2 km · ICSEA ~1107 — 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.
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.