The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
(Tina) Xun Sun · last observed 14 Oct 2026← swipe · 10 photos
Currently listed — $800,000
2 bed · 2 bath · 1 car · Apartment / Unit
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 belowThe strata scheme
SP88986 · 135 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2013Planning activity nearby
4 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- asking $800k
- listed by the agency (portal date)
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 nearby applications affect this home, and what stage has each actually reached?
- 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?
- 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: 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 |
|---|---|---|---|
| 503/460 Forest Rd | 2 bd · 2 ba | $720k | Apr 2025 |
| 6/19 Gloucester Rd | 2 bd · 1 ba | $525k | Oct 2024 |
| 9/18-20 Woids Av | 2 bd | $790k | Aug 2024 |
Suburb risk flags
crime index: 62 — above sydney average · 3 min walk to Hurstville · ~22 min train to the CBD · trains ~every 3 min at peak
Where every number comes from
- Comps: published Domain auction results for Hurstville — 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?
- 28 July 2026 listed by the agency (portal date)
- 22 Aug 2026 asking $800k
- 15 Oct 2026 on market 79 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 2013 and has 135 lots; ask for the strata report, planned works and levies.
- 4 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- 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
79 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, Hurstville · postcode 2220
$765/wk median live asking rent for 2-bed homes in Hurstville (4 live rental listings on agency websites, this week's sweep).
$692–$850/wk is what 2-bed units in 2220 actually transact for (middle half of 146 bonds lodged, Q2 2026 · median $780/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $540 → $750/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2220, 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 — Hurstville 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):
2023Q3 $826k (3) · 2024Q2 $770k (3) · 2024Q3 $815k (3) · 2025Q2 $871k (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 — Hurstville, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 705/12 Woniora Road | by 26 Aug 2026 | $673,000 | 1 | Laing+Simmons |
| B206/458 Forest Road | by 16 Aug 2026 | $775,000 | 2 | Laing+Simmons |
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
$800,000
12/74-80 Woniora Road
Hurstville
3 bed · 2 bath · 1 car
▼ Reduced 3% · $25k · 2 cuts
$800,000
701/3 Blake Street
Kogarah · 2.6 km away
2 bed · 2 bath · 1 car
$800,000
2/133 Harrow Road
Kogarah · 2.6 km away
2 bed · 2 bath · 1 car
▼ Reduced 6.9% · $59k · 8 days ago
$800,000
6 Victoria Street
Kogarah · 2.6 km away
2 bed · 2 bath · 1 car
$800,000
819/93 Regent Street
Kogarah · 2.6 km away
2 bed · 2 bath · 1 car
$800,000
5/10-12 Short Street
Kogarah · 2.6 km away
2 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 Hurstville 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 15 Mar 2023 | $766,000 | — |
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).
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Zone MU1 (Mixed Use) under the GEORGES RIVER 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 applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~55 m · 124 Forest Road Hurstville 2220 | Shop Top Housing · 219 new dwellings | Determined | Approved | $86.39M | 2021-01-22 |
| ~97 m · 75 Forest Road Hurstville 2220 | Alterations And Additions To Commercial Development, Signage | Determined | Approved | $50k | 2021-01-18 |
| ~99 m · 99 Forest Road Hurstville 2220 | Change Of Use · 7 new dwellings | Determined | Approved | $700k | 2021-07-06 |
| ~132 m · 100 Forest Road Hurstville 2220 | Centre Based Childcare | Determined | Approved | $1.86M | 2021-04-21 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
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 SP88986 registered 2013 — the building is at least 13 years old · 135 lots in the scheme (large scheme — expect facilities and higher levies).
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 Hurstville — recent local signals
2026-09-29 — Development site — listing's own words: "STCA" (20 Bristol Road, Hurstville, NSW 2220) (listing rea-152329460 (rea), first seen 2026-09-29)
2026-09-21 — Development site — listing's own words: "STCA" (236 Gloucester Road, Hurstville, NSW 2220) (listing rea-152396292 (rea), first seen 2026-09-21)
2026-08-25 — Development site — listing's own words: "STCA" (60 Orange Street, Hurstville, NSW 2220) (listing rea-152138292 (rea), first seen 2026-08-25)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Hurstville PS (primary) · GRC Oatley SC (secondary)
6 primary schools within 2 km · ICSEA ~1049 — 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.