The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Cavale - BRISBANE · last observed 25 Sept 2026
← swipe · 10 photos
Currently listed — $1,195,000 ▼ Reduced 7.7% · $100k · 10 days ago
2 bed · 2 bath · 1 car · Apartment / Unit
Asking price cut 7.7% ($100k, from $1,295,000 to $1,195,000) 10 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
36 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 an unavailable cutoffWhat deserves a closer look
- price cut $100k — to $1.2M
- asking $1.29M
- 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
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
$1.09M
the calibrated floor
LIKELY FAIR RANGE
$1.09M–$1.35M
around $1.22M mid
STRETCH CAP
$1.35M
$1.59M on the wider 80% band
Confidence: Low — based on 36 comparable auction sales (10 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · 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: Comparable-sales grid · version 2026-08-11-v5
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 36 sales in the wider suburb/type pool; 10 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 |
|---|---|---|---|
| 15/52 Beeston St | 2 bd · 2 ba | $1.1M | July 2025 |
| 42/43 Beeston St | 2 bd · 2 ba | $948k | Feb 2025 |
| 156/71 Beeston St | 2 bd · 2 ba | $1.19M | Oct 2024 |
| 6/21 Florence St | 2 bd · 2 ba | $1.47M | Oct 2024 |
| 4/140 Commercial Rd | 2 bd · 2 ba | $881k | Oct 2024 |
Where every number comes from
- Fair value: Comparable-sales grid 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 Teneriffe — 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
What changed recently?
- 26 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 26 Aug 2026 asking $1.29M
- 25 Sept 2026 price cut $100k — to $1.2M
- 5 Oct 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.
- 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
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.
Growth trend — Teneriffe 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):
2023Q4 $920k (3) · 2024Q2 $980k (3) · 2024Q3 $2100k (3) · 2024Q4 $1330k (6)
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
$1,200,000
18/52 Beeston Street
Teneriffe
2 bed · 2 bath · 1 car
$1,200,000
209/64 Macquarie Street
Teneriffe
2 bed · 1 bath · 1 car
▼ Reduced 7.3% · $95k · 6 weeks ago
$1,200,000
30/119 Moray Street
New Farm · 1.2 km away
2 bed · 1 bath · 1 car
$1,200,000
104/193 Main Street
Kangaroo Point · 2.2 km away
2 bed · 2 bath · 1 car
$1,200,000
20705/7 Wharf Street
Hamilton · 2.5 km away
2 bed · 2 bath · 1 car
$1,180,000
2111/25 Anderson Street
Kangaroo Point · 2.2 km away
2 bed · 2 bath · 1 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Teneriffe 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.
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 Teneriffe — recent local signals
2026-09-30 — Development site — listing's own words: "STCA" (13 Teneriffe Drive, Teneriffe, Qld 4005) (listing rea-152487436 (rea), first seen 2026-09-30)
2026-09-29 — Development site — listing's own words: "STCA" (314 Harcourt Street, Teneriffe, Qld 4005) (listing rea-151506428 (rea), first seen 2026-09-29)
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.