The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Alexander Phillips · last observed 14 Oct 2026← swipe · 10 photos
Currently listed — $2,950,000 ▼ Reduced 7.8% · $250k · 3 days ago
3 bed · 2 bath · 1 car · House
Asking price cut 7.8% ($250k, from $3,200,000 to $2,950,000) 3 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
21 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 2026-09-15What deserves a closer look
- price cut $250k — to $2.95M
- asking $3.2M
- auction: Passed in (Ray White (Phillips & Co))
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
$2.66M
the calibrated floor
LIKELY FAIR RANGE
$2.66M–$3.41M
around $3.02M mid
STRETCH CAP
$3.41M
$3.99M on the wider 80% band
Confidence: Low — based on 21 comparable auction sales (3 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size · 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 2026-09-15
- Inputs used for this home: priced from this property's own records: block size
- Comparable support: 21 sales in the wider suburb/type pool; 3 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 |
|---|---|---|---|
| 5 Salisbury St | 3 bd · 2 ba | $3.5M | June 2024 |
| 25 Kent St | 3 bd · 2 ba | $3.9M | Feb 2024 |
| 8 Varna St | 3 bd · 1 ba | $2.73M | Sept 2023 |
Suburb risk flags
crime index: 33 — below sydney average · 14 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 2026-09-15 — trained on 169,861 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 Waverley — 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?
- 27 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 19 Sept 2026 auction: Passed in (Ray White (Phillips & Co))
- 22 Sept 2026 asking $3.2M
- 11 Oct 2026 price cut $250k — to $2.95M
- 15 Oct 2026 on market 48+ 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
48 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, Waverley · postcode 2024
$1450–$2119/wk is what 3-bed houses in 2024 actually transact for (middle half of 36 bonds lodged, last 12 mo · median $1825/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1350 → $1775/wk · +15% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2024, 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 19 Sept 2026 | Passed in | withheld | Ray White (Phillips & Co) |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,950,000
16 Cook Street
Randwick · 2.2 km away
4 bed · 2 bath
$2,900,000
1/21 Rowe Street
Woollahra · 1.8 km away
4 bed · 3 bath · 2 car
$2,800,000
160 Mount Street
Coogee · 2.4 km away
3 bed · 1 bath
$2,800,000
14 Abbott Street
Coogee · 2.4 km away
3 bed · 1 bath
$2,725,000
10 Waratah Avenue
Randwick · 2.2 km away
3 bed · 2 bath
$3,300,000
63 Murray Street
Bronte · 1.1 km away
3 bed · 2 bath
▼ Reduced 2.9% · $100k · 11 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Waverley 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.
⏭ It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 75% within three months.
Like-for-like within bedroom and property-type groups · 53 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
What's changing in Waverley — recent local signals
2026-08-24 — Development site — listing's own words: "STCA" (28 Varna Street, Waverley, NSW 2024) (listing rea-152132204 (rea), first seen 2026-08-24)
2026-08-14 — Development site — listing's own words: "STCA" (28 Varna Street, Waverley, NSW 2024) (listing rea-152046036 (rea), first seen 2026-08-14)
2026-08-14 — Development site — listing's own words: "STCA" (31 Langlee Avenue, Waverley, NSW 2024) (listing rea-152004384 (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
Waverley PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1131 — 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 Waverley — 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.