Currently listed
2 bed · 2 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 25 comparable auction sales (8 of this exact configuration) · model runs ±11% 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
What we've tracked
- 15 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 401/6 Bidjigal Rd | 2 bd · 2 ba | $700k | May 2025 |
| 30/45 Bonar St | 2 bd · 2 ba | $830k | Apr 2025 |
| 521/6 Bidjigal Rd | 2 bd · 2 ba | $793k | Apr 2025 |
| 310/12 Bonar St | 2 bd · 2 ba | $813k | Feb 2025 |
| 39/45 Bonar St | 2 bd · 2 ba | $805k | Feb 2025 |
| 604/1 Hirst St | 2 bd · 2 ba | $870k | Nov 2024 |
Suburb risk flags
aircraft noise high · crime index: 40 — around sydney average · 1 min walk to Arncliffe · ~14 min train to the CBD · trains ~every 10 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 Arncliffe — 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
Local rents — postcode 2205 units, new tenancies
$850/week median new-tenancy unit rent in 2205 (2026Q2, 375 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Arncliffe units at auction
Not enough Arncliffe 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.
Planning & zoning — R4 High Density Residential
Apartments. Expect towers and ongoing development around you.
Height limit 24m (≈ 7 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Floor space ratio 2:1 — the maximum gross floor area you can build is 2:1 times the site area.
Zone R4 (High Density Residential) under the BAYSIDE 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 |
|---|---|---|---|---|---|
| ~75 m · 202 6 Bidjigal Road Arncliffe 2205 | Home Business, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Additional Information Requested | not on record | — | 2026-05-21 |
| ~77 m · 55 Bonar Street Arncliffe 2205 | Demolition, Residential Flat Building, Erection Of A New Structure · 30 new dwellings | Rejected | not on record | $8.18M | 2024-12-18 |
| ~77 m · 55 Bonar Street Arncliffe 2205 | Demolition, Residential Flat Building, Erection Of A New Structure · 30 new dwellings | Rejected | not on record | $8.18M | 2025-01-08 |
| ~77 m · 55 Bonar Street Arncliffe 2205 | Residential Flat Building · 26 new dwellings | Deferred Commencement | Approved, with conditions | $8.18M | 2021-08-06 |
| ~77 m · 55 Bonar Street Arncliffe 2205 | Demolition, Residential Flat Building, Erection Of A New Structure · 30 new dwellings | Determined | not on record | $8.18M | 2025-01-22 |
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 SP87164 registered 2012 — the building is at least 14 years old · 182 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 Arncliffe — recent local signals
2025-08-05 — Education invest — 19 DOWLING STREET ARNCLIFFE 2205 ($743k) (institutional-signals.json (PAN-558646, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Arncliffe WIS (primary) · Kogarah HS (secondary)
6 primary schools within 2 km · ICSEA ~1067 — 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.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 1000 m. Private land: green outlook, not public open space.
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.