The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 44 comparable auction sales (12 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1/78 Macpherson St | 2 bd · 1 ba | $1.7M | May 2025 |
| 6/428 Bronte Rd | 2 bd · 1 ba | $1.42M | May 2025 |
| 3/26 Lugar St | 2 bd · 1 ba | $1.75M | Mar 2025 |
| 35/107 Macpherson St | 2 bd · 2 ba | $1.86M | Mar 2025 |
| 6/99 Hewlett St | 2 bd · 1 ba | $1.35M | Mar 2025 |
Suburb risk flags
crime index: 33 — below sydney average · 30 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Bronte — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Rent evidence — asking vs transacted, Bronte · postcode 2024
$950–$1200/wk is what 2-bed units in 2024 actually transact for (middle half of 75 bonds lodged, Q2 2026 · median $1025/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $660 → $978/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2024, 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 — Bronte 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):
2023Q2 $925k (3) · 2023Q4 $1522k (4) · 2025Q1 $1775k (5) · 2025Q2 $1558k (4)
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 |
|---|---|---|---|
| 4 July 2026 | Sold prior | $1,800,000 | Richardson & Wrench Elizabeth Bay / Potts Point |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 17 Feb 2021 | $1,660,000 | — |
| 30 June 2026 | $1,800,000 | +8.4% over 5.4 yrs |
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 — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Zone E1 (Local Centre) under the WAVERLEY 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 |
|---|---|---|---|---|---|
| ~46 m · 39 Belgrave Street Bronte 2024 | Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Determined | not on record | $6k | 2026-03-12 |
| ~70 m · 38 Read Street Bronte 2024 | Balconies, Decks, Patios, Terraces Or Verandahs, Demolition, Alterations And Additions To Residential Development · 1 new dwelling | Deferred Commencement | Approved, with conditions | $801k | 2021-06-09 |
| ~90 m · 247 Birrell Street Bronte 2024 | Dwelling · 1 new dwelling | Determined | Approved | $800k | 2020-07-21 |
| ~114 m · 76 Belgrave Street Bronte 2024 | Dwelling House, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Withdrawn | not on record | — | 2026-01-20 |
| ~114 m · 76 Belgrave Street Bronte 2024 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Determined | not on record | $6k | 2026-06-22 |
| ~128 m · 62a Read Street Bronte 2024 | Demolition, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Refused | $150k | 2021-03-18 |
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 SP4500 registered 1970 — the building is at least 56 years old · 16 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
Bronte PS (primary) · Rose Bay SC (secondary)
5 primary schools within 2 km · ICSEA ~1135 — 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.