The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Matthew Mifsud · last observed 25 Oct 2026← swipe · 10 photos
Currently listed — $3,100,000
2 bed · 2 bath · 2 car · Apartment / Unit
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
154 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
- asking $3.1M
- listed by the agency (portal 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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
$2.07M
the calibrated floor
LIKELY FAIR RANGE
$2.07M–$2.58M
around $2.3M mid
STRETCH CAP
$2.58M
$3M on the wider 80% band
Confidence: Low — based on 154 comparable auction sales (10 of this exact configuration) · model runs ±11% 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
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-10-23
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 154 sales in the wider suburb/type pool; 10 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 169/102 Miller St | 2 bd · 2 ba | $2.75M | Sept 2025 |
| A14/14 Quarry Master Dr | 2 bd · 2 ba | $1.57M | July 2025 |
| 107/2-26 Wattle Cr | 2 bd · 2 ba | $1.46M | June 2025 |
| 19E/4 Distillery Dr | 2 bd · 2 ba | $2.35M | May 2025 |
Suburb risk flags
crime index: 70 — above sydney average · 18 min walk to Wynyard · ~4 min train to the CBD · light rail ~every 6 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 Pyrmont — 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 2024 listed by the agency (portal date)
- 21 Oct 2026 asking $3.1M
- 26 Oct 2026 on market 790 days — portal listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
790 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, Pyrmont · postcode 2009
$950–$1200/wk is what 2-bed units in 2009 actually transact for (middle half of 93 bonds lodged, Q2 2026 · median $1050/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $750 → $970/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2009, 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 — Pyrmont units at auction
Measured like-for-like growth ≈ 3.9%/yr — 2-bed sold-price medians across 16 quarters (47 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.
Similar properties — on the market now
$3,000,000
2003/1 Kings Cross Road
Darlinghurst · 2.6 km away
3 bed · 2 bath · 2 car
▼ Reduced 9.1% · $300k · 4 weeks ago
$2,700,000
26/500 Crown Street
Surry Hills · 2.5 km away
3 bed · 2 bath · 2 car
New · 4 days ago
$2,675,000
C902/24-26 Point Street
Pyrmont
3 bed · 2 bath · 2 car
$2,650,000
403/3 Butt Street
Surry Hills · 2.5 km away
2 bed · 3 bath · 2 car
▼ Reduced 5.4% · $150k · 2 weeks ago
$2,500,000
3202/1 Carlton Street
Chippendale · 2.0 km away
3 bed · 3 bath · 2 car
$2,500,000
1/102-104 Albion Street (enter via 1 Crawford)
Surry Hills · 2.5 km away
3 bed · 2 bath · 1 car
▼ Reduced 9.1% · $250k · 5 weeks ago
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Pyrmont 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.
Planning & zoning — R1 General Residential
A mix of housing types — houses through to apartments — permitted.
Height limit 35m (≈ 11 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Strata plan SP68839 · scheme parcel ~2,546 m² — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone R1 (General Residential) under the SYDNEY 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.
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.
What's changing in Pyrmont — recent local signals
2026-08-14 — Development site — listing's own words: "STCA" (110/1 Wattle Crescent, Pyrmont, NSW 2009) (listing rea-151644652 (rea), first seen 2026-08-14)
2025-10-23 — Childcare new — 14-26 WATTLE STREET PYRMONT 2009 ($331337k) (institutional-signals.json (PAN-591913, OnlineDA))
2025-05-12 — Childcare invest — 14-26 WATTLE STREET PYRMONT 2009 ($331337k) (institutional-signals.json (PAN-531633, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Ultimo PS (primary) · SSC Balmain (secondary)
6 primary schools within 2 km · ICSEA ~1102 — 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.
Green space nearby
Protected public recreation land within 100 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 2000 m. Private land: green outlook, not public open space.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.