The listing we observed
1 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Michael Yan · last observed 25 Sept 2026← swipe · 10 photos
Currently listed — $510,000 ▼ Reduced 1.9% · $10k · 5 days ago
1 bed · 1 bath · Apartment / Unit
Asking price cut 1.9% ($10k, from $520,000 to $510,000) 5 days 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.
The strata scheme
SP87881 · 244 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2013Planning 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
- price cut $10k — to $510k
- asking $520k
- 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.
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being 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?
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.
NO CONFIDENT READ
The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 3/95-101 Shepherd St | 1 bd · 1 ba | $800k | May 2025 |
| 17/13-21 Abercrombie St | 1 bd · 1 ba | $670k | Feb 2025 |
| 301/30 Buckland St | 1 bd · 1 ba | $830k | Dec 2024 |
Suburb risk flags
crime index: 89 — well above sydney average · 8 min walk to Redfern · ~4 min train to the CBD · trains ~every 2 min at peak
Where every number comes from
- Comps: published Domain auction results for Chippendale — 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?
- 2 Feb 2026 listed by the agency (portal date)
- 25 Aug 2026 asking $520k
- 21 Sept 2026 price cut $10k — to $510k
- 27 Sept 2026 on market 236 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.
- The strata scheme: registration is recorded in 2013 and has 244 lots; ask for the strata report, planned works and levies.
- 6 development applications are recorded at or near this address — check the source records and current status.
- 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
236 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, Chippendale · postcode 2008
$827–$995/wk is what 1-bed units in 2008 actually transact for (middle half of 363 bonds lodged, Q2 2026 · median $900/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $630 → $915/wk · +10% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2008, 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 — Chippendale units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q2 $838k (4) · 2024Q3 $960k (9) · 2024Q4 $830k (7) · 2025Q1 $1065k (4)
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 — Chippendale, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 7/38 Dangar Place | 27 July 2026 | $775,000 | 1 | Harris Partners |
| 37/27-31 Regent Street | 13 Nov 2025 | $870,000 | 2 | Harris Partners |
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
$510,000
Unit 718/18 Park Lane
Chippendale
1 bed · 1 bath
▼ Reduced 7.3% · $40k · 6 days ago
$500,000
615/38-52 College Street
Darlinghurst · 2.1 km away
1 bed · 1 bath · 0 car
New · 4 days ago
$500,000
42/6 Stanley Street
Darlinghurst · 2.1 km away
1 bed · 1 bath · 0 car
$520,000
64/13 Campbell Avenue
Paddington · 2.6 km away
1 bed · 1 bath
$500,000
48/159 Princes Highway
St Peters · 2.8 km away
1 bed · 1 bath · 1 car
$495,000
1416/243 Pyrmont Street
Pyrmont · 2.0 km away
1 bed · 1 bath · 0 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 1, asking within 20% of this one, in Chippendale 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.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~47 m · 38 Broadway Chippendale 2008 | Food And Drink Premise, Hours Of Operation And Trading | Determined | not on record | $0k | 2025-11-04 |
| ~57 m · 28 Broadway Chippendale 2008 | Pub, Change Of Use | Determined | Approved | $5.6M | 2022-02-18 |
| ~77 m · Building 23, 5 Central Park Ave Chippendale Nsw | Food And Drink Premise, Hours Of Operation And Trading | Determined | not on record | — | 2025-11-06 |
| ~106 m · 88 Broadway Chippendale 2008 | Hotel Or Motel Accommodation · 11 new dwellings | Determined | Approved | $930k | 2020-08-27 |
| ~122 m · 6 Central Park Avenue Chippendale 2008 | Alterations And Additions To Commercial Development | Determined | Approved | $394k | 2021-05-19 |
| ~127 m · 102 Broadway Chippendale 2008 | Pub, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $269k | 2026-06-04 |
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
Active state-pipeline project within 150m: 5 Central Park Avenue, Chippendale, 2008 (60m — SSD-9374)
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).
This property sits within 150m of an active state-pipeline project. Adjacent construction — especially deep excavation — is a documented damage pathway for existing buildings (Mascot Towers). Get an independent structural and strata inspection, and ask the strata manager about the neighbouring works, before you commit.
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 SP87881 registered 2013 — the building is at least 13 years old · 244 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.
School catchments
Glebe PS (primary) · Inner Sydney HS (secondary)
8 primary schools within 2 km · ICSEA ~1101 — 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.