2 bed · 1 bath · 1 car · House · 142 m² land
Confirmed against published auction results.
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 2026-09-15No 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 174 comparable auction sales (6 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · the model's typical miss is ~11% against published results — every hit and miss
| Address | Config | Sold | When |
|---|---|---|---|
| 4 North St | 2 bd · 2 ba | $2.34M | May 2025 |
| 41 Elliott St | 2 bd · 1 ba | $1.97M | May 2025 |
| 4 Evans St | 2 bd · 1 ba | $2.2M | May 2025 |
| 10 Carrington St | 2 bd · 1 ba | $2.2M | Mar 2025 |
crime index: 42 — around sydney average · 16 min walk to Balmain East Wharf · ~12 min ferry to the CBD · ferries ~every 15 min at peak
These are due-diligence prompts, not a verdict on this property.
$990–$1250/wk is what 2-bed houses in 2041 actually transact for (middle half of 21 bonds lodged, Q2 2026 · median $1100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $900 → $1300/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2041, 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.
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 427b Darling Street | 4 Sept 2026 | $1,770,000 | 3 | Harris Partners |
| 20/10 Gow Street | 19 Aug 2026 | $1,550,000 | 3 | Harris Partners |
| 15 Bradford Street | 1 July 2026 | $2,125,000 | 3 | Harris Partners |
| 311/22 Colgate Avenue | 3 June 2026 | $1,800,000 | 2 | Harris Partners |
| 8/1 Rosebery Place | 18 May 2026 | $1,322,500 | 2 | 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.
The 6 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Balmain 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.
2026-10-07 — Development site — listing's own words: "STCA" (11 King Street, Balmain, NSW 2041) (listing rea-152552792 (rea), first seen 2026-10-07)
2026-09-21 — Development site — listing's own words: "STCA" (8 Bridge Street, Balmain, NSW 2041) (listing rea-152311412 (rea), first seen 2026-09-21)
2026-08-19 — Development site — listing's own words: "STCA" (48 Mort Street, Balmain, NSW 2041) (listing rea-152086608 (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.
Balmain PS (primary) · SSC Balmain (secondary)
4 primary schools within 2 km · ICSEA ~1132 — 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 Balmain — addresses near a boundary can differ. 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.