The listing we observed
3 bedrooms · SemiDetached
Listing details describe the advertised home. They do not verify its condition or approved use.
David Murphy · last observed date unavailable← swipe · 10 photos
Currently listed
3 bed · 1 bath · Semi-detached · 231 m² land
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
2 recorded sales
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 belowPlanning 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
- 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
- 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 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?
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: 26 — below sydney average · 26 min walk to Mosman Bay Wharf · ~18 min ferry to the CBD · ferries ~every 15 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?
- 26 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 12 Sept 2026 on market 16+ 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.
- 6 development applications are recorded at or near this address — check the source records and current status.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
16 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, Mosman · postcode 2088
$1799–$2262/wk is what 3-bed houses in 2088 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $2050/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1362 → $2100/wk · -1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2088, 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.
Land — for a house, the land is the asset
231 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 15 May 2021 | $2,680,000 | — |
| 18 Oct 2023 | $2,910,000 | +8.6% over 2.4 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).
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| This address | Demolition, Erection Of A New Structure, Carport | Withdrawn | not on record | $61k | 2025-09-17 |
| This address | Demolition, Erection Of A New Structure, Carport | Determined | not on record | $70k | 2025-09-29 |
| ~27 m · 92 Holt Avenue Mosman 2088 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $1.1M | 2021-03-11 |
| ~59 m · 69 Rangers Avenue Mosman 2088 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Swimming Pool | Determined | not on record | $905k | 2024-07-22 |
| ~70 m · 87 Rangers Avenue Mosman 2088 | Alterations And Additions To Residential Development | Determined | Approved | $30k | 2021-05-21 |
| ~76 m · 84 Holt Avenue Mosman 2088 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Determined | not on record | $1.34M | 2024-09-11 |
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 Mosman — recent local signals
2026-08-27 — Development site — listing's own words: "STCA" (90 Spencer Road, Mosman, NSW 2088) (listing rea-152166572 (rea), first seen 2026-08-27)
2026-08-26 — DA-approved site — listing's own words: "DA approved" (98 Holt Avenue, Mosman, NSW 2088) (listing rea-152149872 (rea), first seen 2026-08-26)
2026-08-22 — Development site — listing's own words: "STCA" (2 Kahibah Road, Mosman, NSW 2088) (listing rea-151980276 (rea), first seen 2026-08-22)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Mosman PS (primary) · Mosman HS (secondary)
3 primary schools within 2 km · ICSEA ~1161 — 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 Mosman — 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.