The listing we observed
3 bedrooms · SemiDetached
Listing details describe the advertised home. They do not verify its condition or approved use.
Tony Moses · last observed 18 Oct 2026← swipe · 10 photos
Currently listed — $3,200,000 ▼ Reduced 3% · $100k · 2 cuts
3 bed · 2 bath · Semi-detached · 202 m² land
Asking price cut 3% ($100k, from $3,300,000 to $3,200,000) today — 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.
What deserves a closer look
- price cut $100k — to $3.2M
- price cut $100k — to $3.3M
- asking $3.4M
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.
- There is no supported price estimate to show for this home.
- 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.
Suburb risk flags
crime index: 33 — below sydney average · 30 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 min at peak
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?
- 30 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 26 Sept 2026 auction: Passed in at $3.15M (tMoses Real Estate)
- 28 Sept 2026 asking $3.4M
- 3 Oct 2026 price cut $100k — to $3.3M
- 18 Oct 2026 price cut $100k — to $3.2M
- 19 Oct 2026 on market 49+ 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
49 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, Bronte · postcode 2024
$1450–$2119/wk is what 3-bed houses in 2024 actually transact for (middle half of 36 bonds lodged, last 12 mo · median $1825/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1350 → $1775/wk · +15% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2024, 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
202 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 26 Sept 2026 | Passed in | $3,150,000 | tMoses Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,950,000
7 High Street
Waverley · 1.1 km away
3 bed · 2 bath · 1 car
▼ Reduced 7.8% · $250k · 7 days ago
$2,950,000
16 Cook Street
Randwick · 2.4 km away
4 bed · 2 bath
$3,600,000
80 Bondi Road
Bondi Junction · 2.1 km away
4 bed · 2 bath · 1 car
$2,725,000
10 Waratah Avenue
Randwick · 2.4 km away
3 bed · 2 bath
$3,700,000
7 Gowrie Avenue
Bondi Junction · 2.1 km away
4 bed · 3 bath
New · 4 days ago
$2,700,000
1/21 Rowe Street
Woollahra · 2.8 km away
4 bed · 3 bath · 2 car
▼ Reduced 6.9% · $200k · 3 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Bronte 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.
What's changing in Bronte — recent local signals
2026-10-09 — Development site — listing's own words: "development potential (STCA)" (32 Brae Street, Bronte, NSW 2024) (listing rea-152585212 (rea), first seen 2026-10-09)
2026-10-02 — Development site — listing's own words: "STCA" (10 Violet Street, Bronte, NSW 2024) (listing rea-152516528 (rea), first seen 2026-10-02)
2026-09-19 — Sold in one line — listing's own words: "in one line" (522-524 Bronte Road, Bronte, NSW 2024) (listing rea-152297032 (rea), first seen 2026-09-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bronte PS (primary) · Rose Bay SC (secondary)
5 primary schools within 2 km · ICSEA ~1135 — 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 Bronte — 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.