The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
James Dunn · last observed 28 Oct 2026← swipe · 10 photos
Currently listed — $3,500,000 ▼ Reduced 5.4% · $200k · 9 days ago
4 bed · 3 bath · House
Asking price cut 5.4% ($200k, from $3,700,000 to $3,500,000) 9 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.
How much price evidence fits
38 sales in the wider suburb/type pool
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 2026-10-23What deserves a closer look
- price cut $200k — to $3.5M
- asking $3.7M
- first tracked by our radar (the portal doesn't publish its list 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.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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?
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.
CONSERVATIVE
$3.48M
the calibrated floor
LIKELY FAIR RANGE
$3.48M–$4.79M
around $4.1M mid
STRETCH CAP
$4.79M
$5.72M on the wider 80% band
Confidence: Low — based on 38 comparable auction sales (0 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · 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
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-10-23
- Inputs used for this home: priced from this property's own records: block size, land value
- Comparable support: 38 sales in the wider suburb/type pool; 0 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 90 Birrell St | 4 bd · 2 ba | $2.95M | Mar 2025 |
| 1/67-69 Denison St | 4 bd · 2 ba | $4.25M | Mar 2025 |
Suburb risk flags
crime index: 100 — well above sydney average · 6 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 tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-10-23 — trained on 172,805 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Bondi Junction — 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 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 14 Oct 2026 asking $3.7M
- 21 Oct 2026 price cut $200k — to $3.5M
- 31 Oct 2026 on market 16+ 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.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
16 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, Bondi Junction · postcode 2022
$1800–$2650/wk is what 4-bed houses in 2022 actually transact for (middle half of 39 bonds lodged, last 12 mo · median $2100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1150 → $1695/wk · +18% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2022, 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.
Similar properties — on the market now
$3,600,000
80 Bondi Road
Bondi Junction
4 bed · 2 bath · 1 car
$3,600,000
103 Hargrave Street
Paddington · 2.1 km away
4 bed · 2 bath · 1 car
$3,600,000
3 Gumara Street
Randwick · 2.7 km away
4 bed · 2 bath · 2 car
$3,800,000
155 Paddington Street
Paddington · 2.1 km away
3 bed · 3 bath
$3,800,000
32 Jersey Road
Paddington · 2.1 km away
3 bed · 3 bath
New · 2 days ago
$3,200,000
63 Murray Street
Bronte · 2.1 km away
3 bed · 2 bath
▼ Reduced 3% · $100k · 2 cuts
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Bondi Junction 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.
What's changing in Bondi Junction — recent local signals
2026-10-23 — Development site — listing's own words: "STCA" (206 Birrell Street, Bondi Junction, NSW 2022) (listing rea-152723312 (rea), first seen 2026-10-23)
2026-10-22 — Development site — listing's own words: "STCA" (23 Walter Street, Bondi Junction, NSW 2022) (listing rea-152717304 (rea), first seen 2026-10-22)
2026-10-12 — Development site — listing's own words: "STCA" (37 Llandaff Street, Bondi Junction, NSW 2022) (listing rea-152597812 (rea), first seen 2026-10-12)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Waverley PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1144 — 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 Bondi Junction — 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.