The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 134 comparable auction sales (0 of this exact configuration) · model runs ±21% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 15/1-5 Parraween St | 3 bd · 1 ba | $1.86M | July 2025 |
| 309/7 Parraween St | 3 bd · 2 ba | $1.98M | June 2025 |
| 6/8 Reed St | 3 bd · 2 ba | $2.67M | June 2025 |
Suburb risk flags
crime index: 21 — below sydney average · 24 min walk to Mosman Bay Wharf · ~18 min ferry to the CBD · ferries ~every 15 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Cremorne — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Local rents — postcode 2090 units, new tenancies
$895/week median new-tenancy unit rent in 2090 (2026Q2, 161 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 3-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Cremorne units at auction
Measured like-for-like growth ≈ -2.8%/yr — 2-bed sold-price medians across 15 quarters (44 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 |
|---|---|---|---|
| 8 Aug 2026 | Sold | $1,710,000 | Richardson & Wrench North Sydney |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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 SP9976 registered 1975 — the building is at least 51 years old · 17 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 Cremorne — recent local signals
2026-07-10 — Childcare departure — 40 SPOFFORTH STREET CREMORNE 2090 (institutional-signals.json (PAN-653719, OnlineDA))
2026-03-25 — Education invest — 2 ALLISTER STREET CREMORNE 2090 ($3251k) (institutional-signals.json (PAN-621656, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Middle Harbour PS (primary) · Mosman HS (secondary)
6 primary schools within 2 km · ICSEA ~1155 — 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 Cremorne — 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.