The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Nathan Ryland · last observed 27 Oct 2026← swipe · 7 photos
Currently listed — $1,375,000 ▼ Reduced 8.3% · $125k · 2 cuts
2 bed · 1 bath · 1 car · Apartment / Unit
Asking price cut 8.3% ($125k, from $1,500,000 to $1,375,000) 3 days ago — the 2nd cut of this campaign. 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.
The strata scheme
SP88065 · 10 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2013Planning 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
- price cut $125k — to $1.38M
- price cut $100k — to $1.5M
- asking $1.6M
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 |
|---|---|---|---|
| 11/2 Birriga Rd | 2 bd · 1 ba | $1.64M | June 2025 |
| 3/30 Benelong Cr | 2 bd · 1 ba | $1.61M | Mar 2025 |
| 10/204-206 Old South Head Rd | 2 bd · 2 ba | $1.59M | Nov 2024 |
| 1/20 Streatfield Rd | 2 bd · 1 ba | $1.19M | Nov 2024 |
Suburb risk flags
crime index: 20 — below sydney average · 16 min walk to Double Bay Wharf · ~20 min ferry to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Bellevue Hill — 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?
- 13 Jan 2026 listed by the agency (portal date)
- 25 Aug 2026 asking $1.6M
- 1 Oct 2026 price cut $100k — to $1.5M
- 23 Oct 2026 price cut $125k — to $1.38M
- 27 Oct 2026 on market 286 days — portal listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 2013 and has 10 lots; ask for the strata report, planned works and levies.
- 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.
- 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
286 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, Bellevue Hill · postcode 2023
$921–$1100/wk is what 2-bed units in 2023 actually transact for (middle half of 60 bonds lodged, Q2 2026 · median $1000/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $672 → $1000/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2023, 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 — Bellevue Hill 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):
2024Q1 $1395k (5) · 2024Q2 $1278k (4) · 2024Q3 $1305k (5) · 2024Q4 $1418k (8)
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.
Similar properties — on the market now
$1,350,000
19/10 Ocean Street North
Bondi · 1.7 km away
2 bed · 1 bath · 1 car
▼ Reduced 1.8% · $25k · 12 days ago
$1,400,000
4/40 Park Parade
Bondi · 1.7 km away
2 bed · 1 bath · 1 car
$1,400,000
6/120 Roscoe Street
Bondi Beach · 2.3 km away
2 bed · 1 bath
$1,350,000
15/228 Moore Park Road
Paddington · 2.4 km away
2 bed · 2 bath · 1 car
▲ Raised 8% · $100k · 2 rises
$1,350,000
5/133 Macpherson Street
Bronte · 2.8 km away
2 bed · 1 bath · 1 car
▲ Raised 3.8% · $50k · 5 days ago
$1,445,000
206/6A Birtley Place
Elizabeth Bay · 2.4 km away
2 bed · 1 bath · 1 car
▼ Reduced 3.3% · $50k · 11 days ago
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Bellevue Hill 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.
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Zone R2 (Low Density Residential) under the WOOLLAHRA 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.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~18 m · 92 Drumalbyn Road Bellevue Hill 2023 | Dual Occupancy · 6 new dwellings | Determined | Approved | $6.67M | 2020-09-03 |
| ~41 m · 127 Victoria Road Bellevue Hill 2023 | Dwelling, Pools / Decks / Fencing, Demolition · 1 new dwelling | Determined | not on record | $3.42M | 2022-03-11 |
| ~70 m · 53 Bundarra Road Bellevue Hill 2023 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $2.56M | 2025-05-15 |
| ~74 m · 125 Victoria Road Bellevue Hill 2023 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure | Additional Information Requested | not on record | $2.12M | 2026-10-01 |
| ~123 m · 80 Drumalbyn Road, Bellevue Hill, Nsw 2023 | Demolition, Residential Flat Building, Subdivision · 26 new dwellings | Determined | not on record | $33.83M | 2024-07-15 |
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.
The building — its registered strata scheme
Strata plan SP88065 registered 2013 — the building is at least 13 years old · 10 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.
What's changing in Bellevue Hill — recent local signals
2026-10-15 — Development site — listing's own words: "STCA" (34 Cranbrook Road, Bellevue Hill, NSW 2023) (listing rea-152644404 (rea), first seen 2026-10-15)
2026-10-13 — Development site — listing's own words: "STCA" (35 Suttie Road, Bellevue Hill, NSW 2023) (listing rea-152617220 (rea), first seen 2026-10-13)
2026-10-13 — Development site — listing's own words: "STCA" (92 Balfour Road, Bellevue Hill, NSW 2023) (listing rea-152617340 (rea), first seen 2026-10-13)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bellevue Hill PS (primary) · Rose Bay SC (secondary)
6 primary schools within 2 km · ICSEA ~1142 — 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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 500 m. Private land: green outlook, not public open space.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.