The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 119 comparable auction sales (17 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/89 Roscoe St | 2 bd · 1 ba | $1.2M | Sept 2025 |
| 15/64 Sir Thomas Mitchell Rd | 2 bd · 1 ba | $1.29M | June 2025 |
| 1/5A Denham St | 2 bd · 1 ba | $2.48M | May 2025 |
Suburb risk flags
crime index: 48 — around sydney average · 35 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 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 Bondi Beach — 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
Rent evidence — asking vs transacted, Bondi Beach · postcode 2026
$950–$1300/wk is what 2-bed units in 2026 actually transact for (middle half of 380 bonds lodged, Q2 2026 · median $1100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $702 → $1000/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2026, 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 — Bondi Beach 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):
2024Q4 $1293k (19) · 2025Q1 $1460k (13) · 2025Q2 $1330k (11) · 2025Q3 $1200k (3)
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 |
|---|---|---|---|
| 15 Aug 2026 | Sold prior | withheld | Sydney Sotheby's International Realty |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Zone R3 (Medium Density Residential) under the WAVERLEY LEP, 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 |
|---|---|---|---|---|---|
| ~60 m · 90 Roscoe Street Bondi Beach 2026 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $727k | 2022-09-15 |
| ~85 m · 41 Hall Street Bondi Beach 2026 | Demolition, Alterations And Additions To Commercial Development, Signage · 1 new dwelling | Determined | Approved | $1.25M | 2022-08-19 |
| ~85 m · G Sp 2 45 Hall Street Bondi Beach 2026 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $20k | 2025-10-13 |
| ~86 m · 39 Hall Street Bondi Beach 2026 | Demolition, Shop Top Housing · 9 new dwellings | Determined | not on record | $1.65M | 2023-09-13 |
| ~86 m · 117 Curlewis Street Bondi Beach 2026 | Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Determined | not on record | $55k | 2025-09-03 |
| ~88 m · 35-37 Hall Street Bondi Beach 2026 | Demolition, Residential Flat Building, Shop Top Housing · 16 new dwellings | Determined | Approved | $5.21M | 2021-08-06 |
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.
School catchments
Bondi Beach PS (primary) · Rose Bay SC (secondary)
5 primary schools within 2 km · ICSEA ~1137 — 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.