The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Listing feed · last observed date unavailableLast seen listed · our last sighting is undated
2 bed · 2 bath · 1 car · Apartment / Unit
⏳ We haven't been able to re-confirm this listing since 1 Jan 1970 — it may have sold or been withdrawn since; the price shown is the last one advertised.
The Hamilton
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
20 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 an unavailable cutoffWhat 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
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
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
$865k
the calibrated floor
LIKELY FAIR RANGE
$865k–$1.07M
around $968k mid
STRETCH CAP
$1.07M
$1.21M on the wider 80% band
Confidence: Low — based on 20 comparable auction sales (3 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 ~10% against published results — every hit and miss
How this estimate was made
- Method: Comparable-sales grid · version 2026-08-11-v5
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 20 sales in the wider suburb/type pool; 3 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 |
|---|---|---|---|
| 521/33 Remora Rd | 2 bd · 2 ba | $845k | Sept 2025 |
| 304/15 Wharf St | 2 bd · 2 ba | $1.44M | May 2025 |
| 304/15 Wharf St | 2 bd · 2 ba | $1.44M | May 2025 |
| 11705/8 Harbour Rd | 2 bd · 2 ba | $1.2M | Mar 2025 |
| 30103/15 Wharf St | 2 bd · 2 ba | $1.35M | Feb 2025 |
| 6/146 Windermere Rd | 2 bd · 2 ba | $741k | Oct 2024 |
Where every number comes from
- Fair value: Comparable-sales grid 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 Hamilton — 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
What changed recently?
- 28 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 23 Sept 2026 on market 26+ 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.
- 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
26 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.
Growth trend — Hamilton units at auction
Not enough Hamilton 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.
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 Hamilton — recent local signals
2026-08-30 — Development site — listing's own words: "STCA" (36 Crescent Road, Hamilton, Qld 4007) (listing rea-151781380 (rea), first seen 2026-08-30)
2026-08-29 — Development site — listing's own words: "development site" (17-21 Winchester Street, Hamilton, Qld 4007) (listing rea-151910848 (rea), first seen 2026-08-29)
2026-08-19 — Development site — listing's own words: "STCA" (20-22 Mikado Street, Hamilton, Qld 4007) (listing rea-204611148 (rea), first seen 2026-08-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.