The listing we observed
5 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Nader Hotait · last observed 18 Oct 2026← swipe · 10 photos
Currently listed — $2,800,000
5 bed · 3 bath · 3 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
4 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 belowWhat deserves a closer look
- auction: Postponed (Ray White Eastern Beaches)
- asking $2.8M
- auction: Postponed (Ray White Eastern Beaches)
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.
Suburb risk flags
aircraft noise low · crime index: 59 — around sydney average
Where every number comes from
- 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?
- 4 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 3 Oct 2026 auction: Postponed (Ray White Eastern Beaches)
- 8 Oct 2026 asking $2.8M
- 10 Oct 2026 auction: Postponed (Ray White Eastern Beaches)
- 21 Oct 2026 on market 46+ 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
46 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, Malabar · postcode 2036
$1800–$2498/wk is what 5-bed houses in 2036 actually transact for (middle half of 34 bonds lodged, last 12 mo · median $2075/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $910 → $1500/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2036, 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 |
|---|---|---|---|
| 10 Oct 2026 | Postponed | withheld | Ray White Eastern Beaches |
| 3 Oct 2026 | Postponed | withheld | Ray White Eastern Beaches |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,800,000
40a Parer Street
Maroubra · 2.2 km away
4 bed · 2 bath · 2 car
$2,795,000
13 Hinkler Street
Maroubra · 2.2 km away
4 bed · 3 bath · 1 car
▲ Raised 7.5% · $195k · 5 days ago
$2,895,000
9 White Avenue
Maroubra · 2.2 km away
4 bed · 3 bath · 1 car
$2,700,000
29 Kain Avenue
Matraville · 1.4 km away
5 bed · 2 bath · 6 car
▼ Reduced 3.6% · $100k · today
$2,900,000
42 Byng Street
Maroubra · 2.2 km away
4 bed · 2 bath · 2 car
$2,900,000
3 Martin Avenue
Pagewood · 2.8 km away
4 bed · 3 bath · 3 car
▼ Reduced 3.3% · $100k · 9 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 5, asking within 20% of this one, in Malabar 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 |
|---|---|---|
| 12 Mar 2016 | $1,910,000 | — |
| 5 Dec 2020 | $2,506,000 | +31.2% over 4.7 yrs |
| 9 Dec 2020 | $2,500,000 | — |
| 14 June 2024 | $2,905,000 | +16.2% over 3.5 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).
What's changing in Malabar — recent local signals
2026-10-07 — Development site — listing's own words: "STCA" (7 Zions Avenue, Malabar, NSW 2036) (listing rea-152558092 (rea), first seen 2026-10-07)
2026-09-25 — DA-approved site — listing's own words: "DA approved" (70 Victoria Street, Malabar, NSW 2036) (listing rea-152445112 (rea), first seen 2026-09-25)
2026-09-25 — Development site — listing's own words: "STCA" (1 Fox Street, Malabar, NSW 2036) (listing rea-152445140 (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.
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.