The strata scheme
SP87585 · 8 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2013Your 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
No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
What we still cannot tell you
- We do not have a current listing in this page's evidence. An address record is not proof that a home is for sale.
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- There is no supported price estimate to show for this home.
- 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.
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 2013 and has 8 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.
Rent evidence — asking vs transacted, Punchbowl · postcode 2196
$580/week median new-tenancy rent for units in 2196 (2026Q2, 103 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $380 → $580/wk · +1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2196, 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 — Punchbowl units at auction
Not enough Punchbowl unit auctions on record to show a trend — this fills in as the archive grows.
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 |
|---|---|---|---|
| 10 Oct 2026 | Passed in | withheld | Ray White Bankstown |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 75% within three months.
Like-for-like within bedroom and property-type groups · 49 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
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 SP87585 registered 2013 — the building is at least 13 years old · 8 lots in the scheme (small scheme — levies and decisions shared among few owners).
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.
What's changing in Punchbowl — recent local signals
2026-04-24 — Punchbowl listed under TOD (standard) — controls from 2026-04-24 (state-fiat-precincts.json (https://www.planning.nsw.gov.au/policy-and-legislation/housing/transport-oriented-development-program/transport-oriented-development))
2026-03-13 — Childcare departure — 19 SUNNY CRESCENT PUNCHBOWL 2196 ($4926k) (institutional-signals.json (PAN-620921, OnlineDA))
2025-08-11 — Childcare departure — 38 GOWRIE AVENUE PUNCHBOWL 2196 ($3122k) (institutional-signals.json (PAN-559919, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Punchbowl PS (primary) · Punchbowl BHS (secondary)
5 primary schools within 2 km · ICSEA ~975 — 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 Punchbowl — 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.