The listing we observed
3 bedrooms · Townhouse
Listing details describe the advertised home. They do not verify its condition or approved use.
Michael Poynting · last observed 27 Oct 2026← swipe · 10 photos
Currently listed — $1,700,000 ▼ Reduced 2.9% · $50k · 4 days ago
3 bed · 2 bath · 2 car · Townhouse
Asking price cut 2.9% ($50k, from $1,750,000 to $1,700,000) 4 days ago. 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
SP71214 · 23 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2003What deserves a closer look
- relisted after 5 days off market
- price cut $50k — to $1.7M
- auction: Withdrawn (Harris Tripp)
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?
- 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.
Suburb risk flags
crime index: 36 — below sydney average · 5 min walk to Summer Hill · ~12 min train to the CBD · light rail ~every 6 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?
- 20 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 29 Sept 2026 asking $1.65M
- 7 Oct 2026 price raised $20k — to $1.67M
- 11 Oct 2026 price raised $80k — to $1.75M
- 17 Oct 2026 auction: Withdrawn (Harris Tripp)
- 23 Oct 2026 price cut $50k — to $1.7M
- 23 Oct 2026 relisted after 5 days off market
- 28 Oct 2026 on market 38+ 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.
- The strata scheme: registration is recorded in 2003 and has 23 lots; ask for the strata report, planned works and levies.
- 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
38 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, Summer Hill · postcode 2130
$838–$1150/wk is what 3-bed units in 2130 actually transact for (middle half of 24 bonds lodged, last 12 mo · median $975/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $500 → $700/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2130, 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 — Summer Hill units at auction
Measured like-for-like growth ≈ 2.9%/yr — 2-bed sold-price medians across 15 quarters (54 sales).
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 17 Oct 2026 | Withdrawn | withheld | Harris Tripp |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$1,600,000
10/100-102 Carlton Crescent
Summer Hill
3 bed · 2 bath · 2 car
▼ Reduced 3% · $50k · 6 days ago
$1,550,000
22/100-102 Carlton Crescent
Summer Hill
3 bed · 2 bath · 2 car
▼ Reduced 3.1% · $50k · 5 days ago
$1,500,000
8/1 Markham Place
Ashfield · 1.3 km away
2 bed · 2 bath · 2 car
▲ Raised 15% · $200k · 5 weeks ago
$1,400,000
4/2-6 Derbyshire Road
Leichhardt · 2.1 km away
2 bed · 2 bath · 1 car
▼ Reduced 3.4% · $50k · 6 days ago
$1,375,000
23/120 William Street
Leichhardt · 2.1 km away
2 bed · 1 bath · 1 car
The 5 listings above are on the market now: same townhouse category, within 1 bedroom of 3, asking within 20% of this one, in Summer 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.
↩ Withdrawn from auction — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 66 days.
62% sold within three months of the scheduled auction.
1,547 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
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 SP71214 registered 2003 — the building is at least 23 years old · 23 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 Summer Hill — recent local signals
2026-09-30 — DA-approved site — listing's own words: "DA-approved" (9 Wellesley Street, Summer Hill, NSW 2130) (listing rea-152485712 (rea), first seen 2026-09-30)
2026-08-14 — Development site — listing's own words: "Development site" (32 Edward Street, Summer Hill, NSW 2130) (listing rea-145126184 (rea), first seen 2026-08-14)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Yeo Park IS (primary) · Dulwich HS of Visual Arts and Design (secondary)
9 primary schools within 2 km · ICSEA ~1098 — 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 Summer Hill — 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.