The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Belle Property - Glebe · last observed 22 Oct 2026
← swipe · 10 photos
Currently listed — $860,000 ▼ Reduced 4.3% · $39k · 8 weeks ago
2 bed · 1 bath · 0 car · Apartment / Unit
Asking price cut 4.3% ($39k, from $899,000 to $860,000) 8 weeks 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.
Planning activity nearby
6 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
- price cut $39k — to $860k
- asking $899k
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
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.
- 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 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?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1003/2 Cowper St | 2 bd · 2 ba | $1.71M | Sept 2025 |
| 712/1 Stirling St | 2 bd · 2 ba | $1.56M | June 2025 |
| 20/9A Cook St | 2 bd · 1 ba | $1.08M | June 2025 |
| 202/11 Wentworth St | 2 bd · 2 ba | $1.52M | May 2025 |
Suburb risk flags
crime index: 100 — well above sydney average · 24 min walk to Rozelle Bay Light Rail · ~20 min light rail to the CBD · light rail ~every 6 min at peak
Where every number comes from
- Comps: published Domain auction results for Glebe — 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?
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 18 Aug 2026 asking $899k
- 27 Aug 2026 price cut $39k — to $860k
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 6 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- 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.
Rent evidence — asking vs transacted, Glebe · postcode 2037
$898–$1250/wk is what 2-bed units in 2037 actually transact for (middle half of 83 bonds lodged, Q2 2026 · median $1140/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $580 → $835/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2037, 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 — Glebe 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):
2024Q3 $920k (7) · 2024Q4 $1095k (7) · 2025Q1 $1300k (5) · 2025Q2 $974k (10)
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 — Glebe, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 325/14 Griffin Place | 13 Aug 2026 | $1,795,000 | 2 | Harris Partners |
| 7/11 Rosebank Street | 10 Nov 2025 | $1,600,000 | 3 | Harris Partners |
| 3/44 Boyce Street | 27 Sept 2025 | $550,000 | — | Harris Partners |
| 58/51 Hereford Street | 27 Oct 2024 | $370,000 | 1 | Harris Partners |
| 11/23-25 Cook Street | 16 Oct 2024 | $1,880,000 | 3 | 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
$860,000
502/2F Wentworth Park Road
Glebe
1 bed · 1 bath · 0 car
▼ Reduced 3.4% · $30k · 2 cuts
$860,000
Unit 1502/8 Park Lane
Chippendale · 1.4 km away
1 bed · 1 bath · 1 car
$860,000
211/8 Central Park Ave
Chippendale · 1.4 km away
2 bed · 1 bath · 1 car
▼ Reduced 3.4% · $30k · 3 weeks ago
$860,000
203/7 Sterling Circuit
Camperdown · 1.4 km away
1 bed · 1 bath · 1 car
$860,000
47/168 Goulburn Street
Surry Hills · 2.5 km away
1 bed · 1 bath · 1 car
$859,000
343/5 Stovemaker Lane
Erskineville · 2.3 km away
1 bed · 1 bath
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Glebe 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.
Planning & zoning — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Heritage conservation area — Glebe Point Road. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Height limit 12m (≈ 3 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Floor space ratio 1.5:1 — the maximum gross floor area you can build is 1.5:1 times the site area.
Registered lot 2/DP772169 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Zone E1 (Local Centre) under the SYDNEY LEP · heritage from the NSW Heritage Map layer, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~56 m · 277 Glebe Point Road Glebe 2037 | Shed | Determined | Refused | $7k | 2020-09-18 |
| ~94 m · 146-148 Glebe Point Road Glebe 2037 | Boarding House, Hotel Or Motel Accommodation | Withdrawn | not on record | — | 2020-09-10 |
| ~128 m · 225 Glebe Point Road Glebe 2037 | Pub, Alterations Or Additions To An Existing Building Or Structure, Hours Of Operation And Trading | Determined | not on record | $2.8M | 2026-01-30 |
| ~138 m · 163 Bridge Road Glebe 2037 | Boarding House · 13 new dwellings | Determined | Approved | $1.82M | 2022-04-28 |
| ~143 m · 43 Talfourd Street Glebe 2037 | Alterations And Additions To Residential Development | Determined | Approved | $45k | 2021-03-15 |
| ~147 m · 36 Lombard Street Glebe 2037 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $807k | 2026-08-07 |
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.
What's changing in Glebe — recent local signals
2026-10-13 — Development site — listing's own words: "STCA" (53 Wigram Road, Glebe, NSW 2037) (listing rea-152614548 (rea), first seen 2026-10-13)
2026-09-21 — Development site — listing's own words: "STCA" (18 Ferry Road, Glebe, NSW 2037) (listing rea-152401544 (rea), first seen 2026-09-21)
2026-09-21 — Development site — listing's own words: "STCA" (3 Campbell Street, Glebe, NSW 2037) (listing rea-152286720 (rea), first seen 2026-09-21)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Glebe PS (primary) · SSC Blackwattle Bay (secondary)
7 primary schools within 2 km · ICSEA ~1109 — 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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 2000 m. Private land: green outlook, not public open space.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.