The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Nader Hotait · last observed 28 Oct 2026← swipe · 10 photos
Currently listed — $3,400,000
3 bed · 2 bath · 2 car · House · 505 m² land
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.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowHow much price evidence fits
23 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 2026-10-23Planning 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
- auction: Postponed (Ray White Eastern Beaches)
- asking $3.4M
- 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
- 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 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?
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
$2.98M
the calibrated floor
LIKELY FAIR RANGE
$2.98M–$3.85M
around $3.4M mid
STRETCH CAP
$3.85M
$4.44M on the wider 80% band
Confidence: Low — based on 23 comparable auction sales (4 of this exact configuration) · model runs ±13% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value, previous sale · 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, previous sale
- Comparable support: 23 sales in the wider suburb/type pool; 4 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 |
|---|---|---|---|
| 22 Zions Av | 3 bd · 1 ba | $3.15M | Sept 2024 |
Suburb risk flags
aircraft noise low · crime index: 59 — around sydney average
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 Malabar — 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?
- 26 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 14 Oct 2026 asking $3.4M
- 17 Oct 2026 auction: Postponed (Ray White Eastern Beaches)
- 6 Nov 2026 on market 40+ 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.
- 6 development applications are recorded at or near this address — check the source records and current status.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
40 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, Malabar · postcode 2036
$972–$1500/wk is what 3-bed houses in 2036 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $1300/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $910 → $1500/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2036, 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.
Land — for a house, the land is the asset
505 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 17 Oct 2026 | Postponed | withheld | Ray White Eastern Beaches |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$3,400,000
63A Lawson Street
Matraville · 1.4 km away
4 bed · 4 bath · 3 car
$3,300,000
6 Hurley Crescent
Matraville · 1.4 km away
4 bed · 4 bath · 2 car
$3,300,000
20 French Street
Maroubra · 2.2 km away
3 bed · 2 bath · 2 car
▼ Reduced 8.3% · $300k · 2 weeks ago
$2,900,000
42 Byng Street
Maroubra · 2.2 km away
4 bed · 2 bath · 2 car
$2,895,000
9 White Avenue
Maroubra · 2.2 km away
4 bed · 3 bath · 1 car
$2,800,000
40a Parer Street
Maroubra · 2.2 km away
4 bed · 2 bath · 2 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Malabar 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 5 June 2024 | $3,200,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| This address | Demolition, Dwelling House, Erection Of A New Structure · 1 new dwelling | Determined | not on record | $3.37M | 2026-04-13 |
| This address | Demolition, Dwelling House, Erection Of A New Structure · 1 new dwelling | Determined | not on record | $1.79M | 2025-08-18 |
| ~64 m · 69 Prince Edward Street Malabar 2036 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Additional Information Requested | not on record | $95k | 2026-10-09 |
| ~65 m · 71 Victoria Street Malabar 2036 | Demolition, Dwelling House, Erection Of A New Structure · 1 new dwelling | Determined | not on record | $1.1M | 2025-07-21 |
| ~130 m · 52 Victoria Street Malabar 2036 | Subdivision, Semi-Detached Dwelling · 2 new dwellings | Determined | not on record | — | 2023-10-31 |
| ~133 m · 49 Prince Edward Street Malabar 2036 | Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Determined | not on record | — | 2026-03-26 |
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.
What's changing in Malabar — recent local signals
2026-10-21 — Development site — listing's own words: "STCA" (19 Gabee Place, Malabar, NSW 2036) (listing rea-152699700 (rea), first seen 2026-10-21)
2026-10-07 — Development site — listing's own words: "STCA" (7 Zions Avenue, Malabar, NSW 2036) (listing rea-152558092 (rea), first seen 2026-10-07)
2026-09-25 — DA-approved site — listing's own words: "DA approved" (70 Victoria Street, Malabar, NSW 2036) (listing rea-152445112 (rea), first seen 2026-09-25)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.