The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
NOVAK Properties - Northern Beaches · last observed 24 Oct 2026
← swipe · 10 photos
Currently listed — $1,400,000 ▲ Raised 3.7% · $50k · 2 weeks ago
2 bed · 2 bath · 2 car · Apartment / Unit
Asking price RAISED 3.7% ($50k, from $1,350,000 to $1,400,000) 2 weeks ago. A demand signal at this address: expect competition.
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
37 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 2026-10-23The strata scheme
SP79431 · 11 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2007What deserves a closer look
- price raised $50k — to $1.4M
- asking $1.35M
- 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?
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
$1.13M
the calibrated floor
LIKELY FAIR RANGE
$1.13M–$1.41M
around $1.26M mid
STRETCH CAP
$1.41M
$1.6M on the wider 80% band
Confidence: Low — based on 37 comparable auction sales (4 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value · 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: building age, land value
- Comparable support: 37 sales in the wider suburb/type pool; 4 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 |
|---|---|---|---|
| 14/12-16 Shackel Av | 2 bd · 2 ba | $1.25M | Sept 2025 |
| 4/1-3 Funda Pl | 2 bd · 2 ba | $1.4M | July 2025 |
| 16/7-13 Brookvale Av | 2 bd · 2 ba | $1.18M | Mar 2025 |
| 18/12 Roger St | 2 bd · 2 ba | $1.25M | Feb 2025 |
| 6/26-28 Shackel Av | 2 bd · 2 ba | $1.2M | Dec 2024 |
Suburb risk flags
crime index: 50 — 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 Brookvale — 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?
- 20 Aug 2026 listed by the agency (portal date)
- 21 Sept 2026 asking $1.35M
- 8 Oct 2026 price raised $50k — to $1.4M
- 25 Oct 2026 on market 66 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.
- The strata scheme: registration is recorded in 2007 and has 11 lots; ask for the strata report, planned works and levies.
- 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
66 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, Brookvale · postcode 2100
$819–$950/wk is what 2-bed units in 2100 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $878/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $565 → $675/wk · -1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2100, 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 — Brookvale 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):
2024Q2 $1260k (4) · 2024Q4 $1200k (3) · 2025Q1 $998k (4) · 2025Q3 $1250k (3)
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.
Agencies' own published sales nearby — Brookvale, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 7/6-7 Funda Place | 30 May 2026 | $1,150,000 | 2 | Cunninghams |
| 14/21-25 Gulliver Street | 10 Apr 2026 | $880,000 | 1 | Cunninghams |
| 301/517 Pittwater Road | 26 Feb 2026 | $625,000 | 1 | Cunninghams |
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
$1,400,000
19/19-23 Waine Street
Freshwater · 1.9 km away
2 bed · 2 bath · 2 car
$1,399,000
305A/8 Oaks Avenue
Dee Why · 1.6 km away
2 bed · 2 bath · 1 car
$1,399,000
11/8 Koorala Street
Manly Vale · 2.7 km away
2 bed · 2 bath · 2 car
$1,385,000
13/19-23 Delmar Parade
Dee Why · 1.6 km away
2 bed · 2 bath · 1 car
$1,365,000
2Bed+Study/2 Delmar Parade
Dee Why · 1.6 km away
2 bed · 2 bath · 1 car
$1,359,000
7/16 Avon Road
Dee Why · 1.6 km away
3 bed · 2 bath · 1 car
▲ Raised 8.7% · $109k · 10 days 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 Brookvale 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.
The building — its registered strata scheme
Strata plan SP79431 registered 2007 — the building is at least 19 years old · 11 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
School catchments
Brookvale PS (primary) · NBSC Cromer (secondary)
6 primary schools within 2 km · ICSEA ~1095 — 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 Brookvale — 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.