The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Anna (Yiling) Zhao · last observed 5 Oct 2026← swipe · 10 photos
Currently listed
2 bed · 2 bath · 1 car · Apartment / Unit
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.
How much price evidence fits
141 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-15Planning 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
- relisted after 53 days off market
- 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.
- 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- 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.
CONSERVATIVE
$1.07M
the calibrated floor
LIKELY FAIR RANGE
$1.07M–$1.33M
around $1.19M mid
STRETCH CAP
$1.33M
$1.51M on the wider 80% band
Confidence: High — based on 141 comparable auction sales (57 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 141 sales in the wider suburb/type pool; 57 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 620/2-4 Lachlan St | 2 bd · 2 ba | $1.02M | Sept 2025 |
| 301/18 Danks St | 2 bd · 2 ba | $2.12M | June 2025 |
| 84/7 Broome St | 2 bd · 2 ba | $935k | June 2025 |
| 308/11A Lachlan St | 2 bd · 1 ba | $780k | June 2025 |
| 302/18 Amelia St | 2 bd · 2 ba | $1.07M | May 2025 |
| 311/8 Lachlan St | 2 bd · 2 ba | $860k | May 2025 |
Suburb risk flags
flood exposure 35% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 97 — well above sydney average · 2 min walk to Waterloo Metro · ~5 min metro to the CBD · metro ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Waterloo — 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?
- 16 Jan 2026 listed by the agency (portal date)
- 25 Aug 2026 relisted after 53 days off market
- 11 Oct 2026 on market 267 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.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
267 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, Waterloo · postcode 2017
$1100–$1295/wk is what 2-bed units in 2017 actually transact for (middle half of 517 bonds lodged, Q2 2026 · median $1200/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $730 → $1065/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2017, 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 — Waterloo units at auction
Measured like-for-like growth ≈ 5.0%/yr — 2-bed sold-price medians across 14 quarters (59 sales).
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.
Agencies' own published sales nearby — Waterloo, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 325/8 Lachlan Street | by 17 Aug 2026 | $602,000 | 1 | Meriton |
| 267/8 Lachlan Street | by 17 Aug 2026 | $575,000 | 1 | Meriton |
| 302/6 Lachlan Street | by 17 Aug 2026 | $640,000 | 1 | Meriton |
| 727/7 Potter Street | by 17 Aug 2026 | $940,000 | 2 | Meriton |
| 518/7 Potter Street | by 17 Aug 2026 | $930,000 | 2 | 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.
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Floor space ratio 1.5:1 — the maximum gross floor area you can build is 1.5:1 times the site area.
Zone MU1 (Mixed Use) 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 applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~62 m · 14, 16 & 18 Archibald Avenue Waterloo | Subdivision | Determined | not on record | — | 2026-05-12 |
| ~69 m · 10-18 Gadigal Avenue Waterloo 2017 | Restaurant Or Cafe, Commercial Development, Food And Drink Premise | Determined | not on record | $4k | 2025-06-18 |
| ~69 m · 10-18 Gadigal Avenue Waterloo 2017 | Food And Drink Premise, Hours Of Operation And Trading | Determined | not on record | — | 2025-10-16 |
| ~69 m · 31 Archibald Avenue Waterloo | Subdivision | Determined | not on record | — | 2026-05-12 |
| ~87 m · 24-26 Amelia Street Waterloo 2017 | Dwelling House, Temporary Building, Structure Or Use, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Operational consent issued | not on record | $55k | 2025-11-11 |
| ~88 m · 44-48 O'Dea Avenue, Waterloo | Temporary Building, Structure Or Use, Exhibition Home | Determined | not on record | $1.11M | 2026-01-20 |
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.
What's changing in Waterloo — recent local signals
2026-08-24 — Development site — listing's own words: "STCA" (131 Botany Road, Waterloo, NSW 2017) (listing rea-149440776 (rea), first seen 2026-08-24)
2026-08-14 — Development site — listing's own words: "STCA" (672 Elizabeth Street, Waterloo, NSW 2017) (listing rea-151639380 (rea), first seen 2026-08-14)
2026-07-31 — Place of worship invest — 2-6 KELLICK STREET WATERLOO 2017 ($987k) (institutional-signals.json (PAN-660763, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Green Square PS (primary) · Alexandria Park CS (secondary)
6 primary schools within 2 km · ICSEA ~1105 — 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.