The listing we observed
3 bedrooms · Townhouse
Listing details describe the advertised home. They do not verify its condition or approved use.
James Cahill · last observed 14 Nov 2026← swipe · 10 photos
Currently listed — $2,000,000
3 bed · 2 bath · 1 car · Townhouse
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
- 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.
- 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.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Suburb risk flags
crime index: 100 — well above sydney average · 24 min walk to Rozelle Bay Light Rail · ~20 min light rail to the CBD · light rail ~every 6 min at peak
Where every number comes from
- 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?
- 6 Nov 2026 first tracked by our radar (the portal doesn't publish its list date)
- 6 Nov 2026 asking $2M
- 16 Nov 2026 on market 9+ 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
9 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, Glebe · postcode 2037
$1120–$1800/wk is what 3-bed units in 2037 actually transact for (middle half of 13 bonds lodged, Q2 2026 · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $580 → $835/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2037, 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 — Glebe 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):
2024Q3 $920k (7) · 2024Q4 $1095k (7) · 2025Q1 $1300k (5) · 2025Q2 $974k (10)
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 — Glebe, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 325/14 Griffin Place | 13 Aug 2026 | $1,795,000 | 2 | Harris Partners |
| 7/11 Rosebank Street | 10 Nov 2025 | $1,600,000 | 3 | Harris Partners |
| 3/44 Boyce Street | 27 Sept 2025 | $550,000 | — | Harris Partners |
| 11/23-25 Cook Street | 16 Oct 2024 | $1,880,000 | 3 | Harris Partners |
| 9/44 Boyce Street | 16 July 2024 | $550,000 | — | 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
3/32 Ross Street
Forest Lodge · 0.6 km away
4 bed · 2 bath · 2 car
$1,990,000
36 Metters Street
Erskineville · 2.3 km away
3 bed · 3 bath · 1 car
▲ Raised 2.1% · $40k · 6 days ago
$2,050,000
26/85 Palmer Street
Balmain · 2.4 km away
3 bed · 2 bath · 2 car
▼ Reduced 2.4% · $50k · 4 days ago
$2,100,000
60 Metters Street
Erskineville · 2.3 km away
3 bed · 2 bath · 1 car
$1,850,000
17 Johnston Street
Annandale · 1.4 km away
3 bed · 2 bath · 1 car
$1,850,000
22/1 Foy Street
Balmain · 2.4 km away
3 bed · 2 bath · 2 car
New · 3 days ago
The 6 listings above are on the market now: same townhouse category, within 1 bedroom of 3, asking within 20% of this one, in Glebe 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 Glebe — recent local signals
2026-11-05 — Development site — listing's own words: "STCA" (23 Ferry Road, Glebe, NSW 2037) (listing rea-152856712 (rea), first seen 2026-11-05)
2026-10-26 — Development site — listing's own words: "STCA" (61 Gottenham Street, Glebe, NSW 2037) (listing rea-152736788 (rea), first seen 2026-10-26)
2026-10-13 — Development site — listing's own words: "STCA" (53 Wigram Road, Glebe, NSW 2037) (listing rea-152614548 (rea), first seen 2026-10-13)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Glebe PS (primary) · SSC Balmain (secondary)
7 primary schools within 2 km · ICSEA ~1109 — 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 Glebe — 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.