The listing we observed
2 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Simon Scammell · last observed 28 Oct 2026← swipe · 8 photos
Currently listed — $1,300,000 ▼ Reduced 7.1% · $100k · 9 days ago
2 bed · 1 bath · House
Asking price cut 7.1% ($100k, from $1,400,000 to $1,300,000) 9 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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.
Planning activity nearby
6 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
- price cut $100k — to $1.3M
- asking $1.4M
- listed by the agency (portal 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.
- 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?
- 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 |
|---|---|---|---|
| 25 Rawson St | 2 bd · 1 ba | $1.85M | Sept 2025 |
| 72 Alfred St | 2 bd · 1 ba | $1.43M | June 2025 |
| 8 Tunbridge St | 2 bd · 1 ba | $1.4M | May 2025 |
Suburb risk flags
flood exposure 49% of the suburb · bushfire exposure 0% · aircraft noise high · crime index: 59 — around sydney average · 9 min walk to Mascot · ~10 min train to the CBD · trains ~every 8 min at peak
Where every number comes from
- Comps: published Domain auction results for Mascot — 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?
- 26 Apr 2026 listed by the agency (portal date)
- 25 Aug 2026 asking $1.4M
- 22 Oct 2026 price cut $100k — to $1.3M
- 1 Nov 2026 on market 189 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.
- 6 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.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
189 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, Mascot · postcode 2020
$828–$1105/wk is what 2-bed houses in 2020 actually transact for (middle half of 40 bonds lodged, last 12 mo · median $980/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $750 → $1200/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2020, 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.
Development potential — how Bayside Council treats the work you might do
Refuses 9.51% of the development applications it decides · off-street parking 5.56% (determinations to Nov 2023).
The full outlook — every category with confidence ranges, which plan elements come unstuck, and the heritage effect by category — is under Explore the area.
Agencies' own published sales nearby — Mascot, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 412/149-161 O'riordan Street | by 9 Oct 2026 | $840,000 | 3 | Laing+Simmons |
| 17/109 O'Riordan Street | 10 Sept 2026 | $850,000 | 2 | Harris Partners |
| 162/3-9 Church Avenue | by 17 Aug 2026 | $735,000 | 1 | Meriton |
| 515/10 Galloway Street | by 17 Aug 2026 | $770,000 | 1 | Meriton |
| 320/8 Galloway Street | by 17 Aug 2026 | $760,000 | 1 | 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.
Similar properties — on the market now
$1,300,000
61 Robey Street
Mascot
2 bed · 1 bath
$1,280,000
50 Macdonald Street
Erskineville · 2.8 km away
2 bed · 1 bath
$1,250,000
15 Lyne Lane
Alexandria · 2.4 km away
2 bed · 1 bath
$1,450,000
5 Underwood Avenue
Botany · 2.3 km away
3 bed · 1 bath · 5 car
$1,500,000
283 Belmont Street
Alexandria · 2.4 km away
2 bed · 1 bath
The 5 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Mascot 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.
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Registered lots in Mascot run 210–490 m² (middle 80% of 57 registered parcels). This one is 229 m² — inside that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R2 (Low Density Residential) under the BAYSIDE LEP, as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development outlook — how often Bayside Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 5.63% (3.59–8.72%) | 2.1× (NSW 2.63%) | 18 refused of 320 · 2 approved with conditions |
| Off-street parking | 5.56% (2.18–13.43%) | 2.2× (NSW 2.58%) | 4 refused of 72 |
| Pool, deck or fence | 5.14% (2.73–9.48%) | 3× (NSW 1.73%) | 9 refused of 175 · 1 approved with conditions |
| Granny flat | 6.41% (2.77–14.14%) | 1.4× (NSW 4.45%) | 5 refused of 78 |
| Knock down & rebuild | 31.82% (20–46.56%) | 2.8× (NSW 11.55%) | 14 refused of 44 · 4 approved with conditions |
Across all application types Bayside Council refused 9.51% (7.77–11.58%) of the 915 development applications it decided.
Where these applications come unstuck
The refusal rate above says how strict the council is. This says which part of a plan is exposed — measured across all 192,284 NSW development applications, not just this council. Each is an association: plenty of applications carrying these elements are approved, and nothing here is a verdict on a proposal you haven't made yet.
- Alterations & additions — a new vehicle crossing cut into the front boundary (refused 7.27% vs 2.59% for this kind of work generally — 2.8×, on 220 applications); excavation or a new lower level (refused 6.71% vs 2.54% for this kind of work generally — 2.64×, on 611 applications)
- Off-street parking — a new vehicle crossing cut into the front boundary (refused 8.45% vs 2.42% for this kind of work generally — 3.49×, on 284 applications)
- Pool, deck or fence — excavation or a new lower level (refused 6.22% vs 1.61% for this kind of work generally — 3.88×, on 659 applications); full demolition and rebuild (refused 4.97% vs 1.6% for this kind of work generally — 3.12×, on 965 applications)
- Knock down & rebuild — excavation or a new lower level (refused 25.78% vs 9.36% for this kind of work generally — 2.75×, on 256 applications); full demolition and rebuild (refused 19.91% vs 10.46% for this kind of work generally — 1.9×, on 221 applications)
Determinations lodged on the NSW Planning Portal up to Nov 2023 — the published dataset stops there, so this is a record of how the council has behaved, not a forecast and not a statement about any particular application. Rates cover development applications only; modifications and reviews of an earlier decision are excluded. A rate is shown only where at least 30 applications were decided — below that the counts are given instead, because a percentage from a handful of decisions is not a fact about a council. "Approved with conditions" is a consent, not a refusal, and is never counted as one.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~90 m · 34 Robey Street Mascot 2020 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Carport · 1 new dwelling | Determined | not on record | $275k | 2026-05-15 |
| ~93 m · 54 High Street Mascot 2020 | Erection Of A New Structure, Swimming Pool | Determined | not on record | $73k | 2026-06-25 |
| ~112 m · 50 Baxter Road Mascot 2020 | Demolition, Hotel Or Motel Accommodation | Determined | Approved | $93.04M | 2022-01-25 |
| ~121 m · 28 Robey Street Mascot 2020 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | not on record | $143k | 2023-08-14 |
| ~129 m · 72 High Street Mascot 2020 | Secondary Dwelling · 1 new dwelling | Withdrawn | not on record | $122k | 2021-06-22 |
| ~142 m · 76 High Street Mascot 2020 | Secondary Dwelling · 1 new dwelling | Withdrawn | not on record | $150k | 2021-05-13 |
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.
What's changing in Mascot — recent local signals
2026-10-06 — Development site — listing's own words: "STCA" (170 Coward Street, Mascot, NSW 2020) (listing rea-152546732 (rea), first seen 2026-10-06)
2026-09-07 — Development site — listing's own words: "STCA" (26 Linden Street, Mascot, NSW 2020) (listing rea-152261080 (rea), first seen 2026-09-07)
2026-08-26 — Development site — listing's own words: "STCA" (87A Maloney Street, Mascot, NSW 2020) (listing rea-152154172 (rea), first seen 2026-08-26)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Mascot PS (primary) · J J Cahill MHS (secondary)
2 primary schools within 2 km · ICSEA ~1052 — 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.
Green space nearby
Protected public recreation land within 100 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.