The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Tim Wieland · last observed 29 Sept 2026← swipe · 10 photos
Currently listed — $2,000,000
3 bed · 2 bath · 3 car · House · 278 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.
What deserves a closer look
- asking $2M
- 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.
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
- 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?
- 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.
NO CONFIDENT READ
The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 26C Marlborough St | 3 bd · 1 ba | $2.42M | Sept 2025 |
| 9a Wrights Rd | 3 bd · 2 ba | $2.23M | May 2025 |
| 42 Henley St | 3 bd · 2 ba | $2.5M | Mar 2025 |
Suburb risk flags
crime index: 41 — around sydney average · 1 min walk to Drummoyne Wharf · ~22 min ferry to the CBD · ferries ~every 9 min at peak
Where every number comes from
- Comps: published Domain auction results for Drummoyne — 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?
- 5 Mar 2025 listed by the agency (portal date)
- 29 Sept 2026 asking $2M
- 30 Sept 2026 on market 573 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.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
573 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, Drummoyne · postcode 2047
$1175–$1550/wk is what 3-bed houses in 2047 actually transact for (middle half of 37 bonds lodged, last 12 mo · median $1350/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $880 → $1412/wk · +31% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2047, 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
278 m² · up to ~556 m² of floor space under the current FSR (a guide — setbacks and height also apply)
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.
Development potential — how City of Canada Bay Council treats the work you might do
Refuses 5.37% of the development applications it decides · off-street parking 6.78% (determinations to Nov 2023).
The full outlook — every category with confidence ranges, which plan elements come unstuck, and the heritage effect by category — is under Explore the area.
Agencies' own published sales nearby — Drummoyne, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 1/8-8a Moore Street | by 16 Aug 2026 | $1,945,000 | 3 | Laing+Simmons |
| 23/90 St Georges Crescent | 24 Mar 2026 | $1,600,000 | 2 | Harris Partners |
| 17 Broughton Street | 4 Aug 2023 | $1,920,000 | 4 | Harris Partners |
| 2/15a Wrights Road | 9 Aug 2022 | $1,215,000 | 2 | Harris Partners |
| 33 Wrights Road | 28 June 2022 | $2,300,000 | 4 | Harris Partners |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Similar properties — on the market now
$2,000,000
2/43-45 Springside Street
Rozelle · 2.1 km away
3 bed · 2 bath · 2 car
$2,000,000
16 Harrabrook Avenue
Five Dock · 3.0 km away
3 bed · 2 bath · 1 car
$2,050,000
59 Merton Street
Rozelle · 2.1 km away
3 bed · 2 bath
▼ Reduced 6% · $130k · 10 days ago
$2,050,000
43 Curtis Road
Balmain · 2.4 km away
2 bed · 1 bath
▼ Reduced 4.7% · $100k · 2 cuts
$1,900,000
36 Rosser Street
Rozelle · 2.1 km away
3 bed · 2 bath
New · 6 days ago
$1,900,000
12 Trouton Street
Balmain · 2.4 km away
2 bed · 1 bath
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Drummoyne 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 — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Floor space ratio 2:1 — the maximum gross floor area you can build is 2:1 times the site area. On this 278 m² block that's up to ~556 m² of floor space (a guide — clause exceptions, setbacks and height limits also apply).
Zone MU1 (Mixed Use) under the CANADA BAY 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.
Development outlook — how often City of Canada Bay Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 4.9% (2.94–8.05%) | 1.9× (NSW 2.63%) | 14 refused of 286 · 3 approved with conditions |
| Off-street parking | 6.78% (2.67–16.18%) | 2.6× (NSW 2.58%) | 4 refused of 59 |
| Pool, deck or fence | 5.41% (2.5–11.29%) | 3.1× (NSW 1.73%) | 6 refused of 111 · 6 approved with conditions |
| Granny flat | too few to rate | — (NSW 4.45%) | 1 refused of 15 · 1 approved with conditions |
| Knock down & rebuild | too few to rate | — (NSW 11.55%) | 3 refused of 13 · 2 approved with conditions |
Across all application types City of Canada Bay Council refused 5.37% (3.94–7.28%) of the 708 development applications it decided.
Where these applications come unstuck
The refusal rate above says how strict the council is. This says which part of a plan is exposed — measured across all 192,284 NSW development applications, not just this council. Each is an association: plenty of applications carrying these elements are approved, and nothing here is a verdict on a proposal you haven't made yet.
- Alterations & additions — a new vehicle crossing cut into the front boundary (refused 7.27% vs 2.59% for this kind of work generally — 2.8×, on 220 applications); excavation or a new lower level (refused 6.71% vs 2.54% for this kind of work generally — 2.64×, on 611 applications)
- Off-street parking — a new vehicle crossing cut into the front boundary (refused 8.45% vs 2.42% for this kind of work generally — 3.49×, on 284 applications)
- Pool, deck or fence — excavation or a new lower level (refused 6.22% vs 1.61% for this kind of work generally — 3.88×, on 659 applications); full demolition and rebuild (refused 4.97% vs 1.6% for this kind of work generally — 3.12×, on 965 applications)
- Knock down & rebuild — excavation or a new lower level (refused 25.78% vs 9.36% for this kind of work generally — 2.75×, on 256 applications); full demolition and rebuild (refused 19.91% vs 10.46% for this kind of work generally — 1.9×, on 221 applications)
Determinations lodged on the NSW Planning Portal up to Nov 2023 — the published dataset stops there, so this is a record of how the council has behaved, not a forecast and not a statement about any particular application. Rates cover development applications only; modifications and reviews of an earlier decision are excluded. A rate is shown only where at least 30 applications were decided — below that the counts are given instead, because a percentage from a handful of decisions is not a fact about a council. "Approved with conditions" is a consent, not a refusal, and is never counted as one.
What's changing in Drummoyne — recent local signals
2026-09-21 — Development site — listing's own words: "STCA" (11 Westbourne Street, Drummoyne, NSW 2047) (listing rea-152401328 (rea), first seen 2026-09-21)
2026-09-03 — Development site — listing's own words: "STCA" (91 St Georges Crescent, Drummoyne, NSW 2047) (listing rea-152243548 (rea), first seen 2026-09-03)
2026-08-29 — DA-approved site — listing's own words: "DA approved" (21 Polding Street, Drummoyne, NSW 2047) (listing rea-152185208 (rea), first seen 2026-08-29)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Drummoyne PS (primary) · SSC Balmain (secondary)
5 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.
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.
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.