The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
PPD Real Estate · last observed 16 Oct 2026
← swipe · 7 photos
Currently listed — $1,250,000 ▼ Reduced 5.7% · $75k · 4 days ago
2 bed · 1 bath · 1 car · Apartment / Unit
Asking price cut 5.7% ($75k, from $1,325,000 to $1,250,000) 4 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.
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 belowWhat deserves a closer look
- relisted after 1 days off market
- price cut $75k — to $1.25M
- auction: Withdrawn (PPD Real Estate)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer 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?
- 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.
NO CONFIDENT READ
The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| G05/53-55 Cowper St | 2 bd · 1 ba | $1.75M | Sept 2025 |
| 1/117 Perouse Rd | 2 bd · 1 ba | $1.32M | Sept 2025 |
| 3/2 Dudley St | 2 bd · 1 ba | $1.35M | July 2025 |
| 12/20 Dutruc St | 2 bd · 1 ba | $1.16M | July 2025 |
| 6/25-27 Frenchmans Rd | 2 bd · 1 ba | $1.45M | June 2025 |
| 6B/94 Alison Rd | 2 bd · 1 ba | $1.08M | June 2025 |
Suburb risk flags
flood exposure 52% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 41 — around sydney average · 1 min walk to Randwick Light Rail · ~25 min light rail to the CBD · light rail ~every 8 min at peak
Where every number comes from
- Comps: published Domain auction results for Randwick — 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 Aug 2026 listed by the agency (portal date)
- 24 Sept 2026 asking $1.32M
- 26 Sept 2026 auction: Withdrawn (PPD Real Estate)
- 12 Oct 2026 price cut $75k — to $1.25M
- 12 Oct 2026 relisted after 1 days off market
- 17 Oct 2026 on market 51 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.
- 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
51 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, Randwick · postcode 2031
$850–$1050/wk is what 2-bed units in 2031 actually transact for (middle half of 336 bonds lodged, Q2 2026 · median $950/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $620 → $900/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2031, 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 — Randwick units at auction
Measured like-for-like growth ≈ 1.7%/yr — 2-bed sold-price medians across 17 quarters (199 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 26 Sept 2026 | Withdrawn | withheld | PPD Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Randwick, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 1/107 Alison Road | 6 Nov 2025 | $1,135,000 | 2 | Harris Partners |
| 1f/16 Bligh Place | 19 Mar 2024 | $650,000 | 1 | 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
$1,250,000
2/253-255 Carrington Road
Coogee · 1.4 km away
2 bed · 2 bath · 1 car
▼ Reduced 2.3% · $30k · 4 days ago
$1,250,000
2/34-36 Harbourne Road
Kingsford · 1.7 km away
3 bed · 2 bath · 1 car
▼ Reduced 7.4% · $100k · 2 cuts
$1,230,000
8/94-96 Mount Street
Coogee · 1.4 km away
2 bed · 1 bath · 1 car
$1,270,000
307/2-6 Goodwood Street
Kensington · 1.9 km away
2 bed · 2 bath · 1 car
$1,220,000
4/71-79 Avoca Street
Randwick
2 bed · 1 bath · 1 car
$1,299,000
1/78-80 Houston Road
Kingsford · 1.7 km away
3 bed · 1 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 Randwick 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.
↩ Withdrawn from auction — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 66 days.
62% sold within three months of the scheduled auction.
1,545 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 7 Dec 2021 | $1,225,000 | — |
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).
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 Randwick — recent local signals
2026-10-06 — Sold in one line — listing's own words: "in one line" (31 Dolphin St, Randwick, NSW 2031) (listing rea-152545536 (rea), first seen 2026-10-06)
2026-10-01 — Development site — listing's own words: "STCA" (6 Glen Avenue, Randwick, NSW 2031) (listing rea-152506932 (rea), first seen 2026-10-01)
2026-09-26 — DA-approved site — listing's own words: "DA-approved" (71 St Marks Road, Randwick, NSW 2031) (listing rea-152309904 (rea), first seen 2026-09-26)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Rainbow St PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1112 — 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 Randwick — 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.