The listing we observed
4 bedrooms · Townhouse
Listing details describe the advertised home. They do not verify its condition or approved use.
JAMI Real Estate - CHATSWOOD · last observed 27 Oct 2026
← swipe · 10 photos
Currently listed — $1,900,000 ▼ Reduced 2.6% · $50k · 8 weeks ago
4 bed · 3 bath · 2 car · Townhouse · 202 m² land
Asking price cut 2.6% ($50k, from $1,950,000 to $1,900,000) 8 weeks 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.
What deserves a closer look
- price cut $50k — to $1.9M
- asking $1.95M
- 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
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- 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 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.
Suburb risk flags
flood exposure 42% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 45 — around sydney average · 22 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?
- 20 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 20 Aug 2026 asking $1.95M
- 4 Sept 2026 price cut $50k — to $1.9M
- 1 Nov 2026 on market 72+ 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.
- 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
72 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, Rosebery · postcode 2018
$1260/wk median live asking rent in Rosebery (5 live rental listings, all sizes pooled — agency websites, this week's sweep).
$1450/week median new-tenancy rent for townhouses in 2018 (2026Q1, 12 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q1: $1150 → $1450/wk · +13% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for townhouses in 2018, 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
202 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.
Development potential — how Council of the City of Sydney treats the work you might do
Refuses 2.61% of the development applications it decides · off-street parking 3.08% (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 — Rosebery, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| G43/29 Rothschild Avenue | by 17 Aug 2026 | $1,480,000 | 3 | Meriton |
| 811/2 Spring Street | by 17 Aug 2026 | $1,300,000 | 3 | Meriton |
| 613/2 Spring Street | by 17 Aug 2026 | $1,300,000 | 3 | Meriton |
| 227/3 Stedman Street | by 17 Aug 2026 | $1,430,000 | 3 | 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
The one listing above are on the market now: same townhouse category, within 1 bedroom of 4, asking within 20% of this one, in Rosebery 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.
Zone R2 (Low Density Residential) under the SYDNEY 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 outlook — how often Council of the City of Sydney has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 1.93% (1.34–2.78%) | 0.7× (NSW 2.63%) | 28 refused of 1,450 · 13 approved with conditions |
| Off-street parking | 3.08% (0.85–10.54%) | 1.2× (NSW 2.58%) | 2 refused of 65 · 1 approved with conditions |
| Pool, deck or fence | 3.41% (1.57–7.24%) | 2× (NSW 1.73%) | 6 refused of 176 |
| Granny flat | 3.13% (0.55–15.74%) | 0.7× (NSW 4.45%) | 1 refused of 32 · 1 approved with conditions |
| Knock down & rebuild | 5.63% (2.88–10.72%) | 0.5× (NSW 11.55%) | 8 refused of 142 · 4 approved with conditions |
Across all application types Council of the City of Sydney refused 2.61% (2.08–3.26%) of the 2,839 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.
What's changing in Rosebery — recent local signals
2026-10-02 — Development site — listing's own words: "STCA" (69 Tramway Street, Rosebery, NSW 2018) (listing rea-152518592 (rea), first seen 2026-10-02)
2026-09-30 — Development site — listing's own words: "STCA" (135 Tweedmouth Avenue, Rosebery, NSW 2018) (listing rea-152488948 (rea), first seen 2026-09-30)
2026-08-15 — DA-approved site — listing's own words: "DA-approved" (163 Dunning Avenue, Rosebery, NSW 2018) (listing rea-151874492 (rea), first seen 2026-08-15)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Gardeners Rd PS (primary) · J J Cahill MHS (secondary)
4 primary schools within 2 km · ICSEA ~1056 — 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 250 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.