The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Rob Woodley · last observed 26 Oct 2026← swipe · 6 photos
Currently listed — $580,000
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.
Recorded sales at this address
1 recorded sale
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 belowThe strata scheme
SP41986 · 65 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1992Planning 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 $580k
- listed by the agency (portal date)
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: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different 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?
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: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 3/223 Penshurst St | 2 bd · 1 ba | $890k | June 2025 |
| 21/166 Mowbray Rd | 2 bd · 1 ba | $980k | June 2025 |
| 204B/34 Penshurst St | 2 bd · 2 ba | $1.33M | Nov 2024 |
| 23/17-27 Penkivil St | 2 bd · 1 ba | $950k | Nov 2024 |
| 6/1B Armstrong St | 2 bd · 1 ba | $865k | Nov 2024 |
| 15/2 Artarmon Rd | 2 bd · 1 ba | $1M | Nov 2024 |
Suburb risk flags
crime index: 17 — below sydney average · 25 min walk to Artarmon · ~12 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Willoughby — 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?
- 29 May 2026 listed by the agency (portal date)
- 28 Sept 2026 asking $580k
- 27 Oct 2026 on market 151 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 1992 and has 65 lots; ask for the strata report, planned works and levies.
- 2 development applications are recorded at or near this address — check the source records and current status.
- 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
151 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, Willoughby · postcode 2068
$750–$1250/wk is what 2-bed units in 2068 actually transact for (middle half of 35 bonds lodged, Q2 2026 · median $850/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $560 → $835/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2068, 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 — Willoughby 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 $1320k (6) · 2024Q2 $900k (5) · 2024Q4 $975k (4) · 2025Q2 $935k (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.
Agencies' own published sales nearby — Willoughby, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 26 Hollywood Crescent | 12 Aug 2025 | $2,600,000 | — | 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
$580,000
1009/88 Archer Street
Chatswood · 1.6 km away
1 bed · 1 bath · 1 car
$580,000
711/88 Archer St
Chatswood · 1.6 km away
1 bed · 1 bath · 0 car
$600,000
922/88 Archer Street
Chatswood · 1.6 km away
1 bed · 1 bath · 1 car
$600,000
911/88 Archer Street
Chatswood · 1.6 km away
1 bed · 1 bath
$600,000
305/567 Pacific Highway
St Leonards · 2.4 km away
1 bed · 1 bath · 1 car
$600,000
220/9 Albany Street
St Leonards · 2.4 km away
1 bed · 1 bath · 0 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 Willoughby 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 |
|---|---|---|
| 1 July 2016 | $380,000 | — |
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).
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~116 m · 1 Julian Street Willoughby 2068 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Carport | Determined | not on record | $611k | 2025-11-27 |
| ~140 m · 8 Harris Street Willoughby 2068 | Alterations Or Additions To An Existing Building Or Structure, Semi-Detached Dwelling, Garage, Carport Or Carparking Space | Determined | not on record | $489k | 2026-01-16 |
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.
The building — its registered strata scheme
Strata plan SP41986 registered 1992 — the building is at least 34 years old · 65 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 Willoughby — recent local signals
2026-10-15 — Development site — listing's own words: "STCA" (50 Salisbury Road, Willoughby, NSW 2068) (listing rea-152639772 (rea), first seen 2026-10-15)
2026-10-08 — Development site — listing's own words: "STCA" (44 Cobar Street, Willoughby, NSW 2068) (listing rea-152577576 (rea), first seen 2026-10-08)
2026-09-27 — Development site — listing's own words: "STCA" (123 Mowbray Road, Willoughby, NSW 2068) (listing rea-152372000 (rea), first seen 2026-09-27)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Willoughby PS (primary) · Chatswood HS (secondary)
4 primary schools within 2 km · ICSEA ~1154 — 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.