The listing we observed
ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Online Real Estate Agents · last observed 29 Oct 2026Currently listed — $1,500,000
Apartment / Unit
◆ Found on Online Real Estate Agents's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
Eminence Welcomes Brand New 1, 2 and 3 Bedrooms
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
- 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
- Bedroom count is not recorded in the listing or auction evidence used here.
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different 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: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Suburb risk flags
flood exposure 56% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 97 — well above sydney average · 9 min walk to Green Square · ~8 min train to the CBD · trains ~every 8 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?
- 13 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 29 Oct 2026 on market 77+ 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
77 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, Zetland · postcode 2017
$1150/wk median live asking rent in Zetland (7 live rental listings, all sizes pooled — agency websites, this week's sweep).
$1065/week median new-tenancy rent for units in 2017 (2026Q2, 1012 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $730 → $1065/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2017, 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 — Zetland units at auction
Not enough Zetland 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.
Agencies' own published sales nearby — Zetland
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 521/7 Joynton Avenue | by 17 Aug 2026 | $1,720,000 | 3 | Meriton |
| 515/20 Gadigal Avenue | by 17 Aug 2026 | $720,000 | 1 | Meriton |
| 2316/20 Gadigal Ave | by 17 Aug 2026 | $1,120,000 | 2 | Meriton |
| 1313/20 Gadigal Avenue | by 17 Aug 2026 | $945,000 | 2 | Meriton |
| 806/5 Joynton Avenue | by 17 Aug 2026 | $1,070,000 | 2 | Meriton |
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.
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 Zetland — recent local signals
2026-08-17 — DA-approved site — listing's own words: "DA-approved" (2 Ascot Avenue, Zetland, NSW 2017) (listing rea-600048516 (rea), first seen 2026-08-17)
2026-07-02 — DA-approved site — listing's own words: "DA-approved" (5 Bindon Place, Zetland, NSW 2017) (listing rea-600045768 (rea), first seen 2026-07-02)
2026-07-01 — DA-approved site — listing's own words: "DA-approved" (905 South Dowling Street, Zetland, NSW 2017) (listing rea-600048492 (rea), first seen 2026-07-01)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Green Square PS (primary) · Alexandria Park CS (secondary)
4 primary schools within 2 km · ICSEA ~1091 — 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 Zetland — 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.