Holt Avenue, Cremorne NSW 2090
FOUNDIT
6/129 Holt Avenue, Cremorne NSW 2090
84.4 sqm apt · 101.1 sqm total
2Bd · 1Ba · 1Car
Indicative $1,373,314
Dynamic Residual Quality Model — Locked Assessment
Quantitative grid: time decay × distance × area ($/sqm). Qualitative overlay: 5-point scale with data-derived step (3.53%/grade from $191,883 residual). Inferior comp → price adjusts upward. Confidence weighting reduces influence of non-"Same" comps.
Quantitative grid: time decay × distance × area ($/sqm). Qualitative overlay: 5-point scale with data-derived step (3.53%/grade from $191,883 residual). Inferior comp → price adjusts upward. Confidence weighting reduces influence of non-"Same" comps.
avg $/sqm: $16,094 | residual step: 3.53%/grade | confidence: Same 100% · ±1 grade 85% · ±2 grades 70%
Subject — 6/129 Holt Avenue, Cremorne NSW 2090
Apt: 84.4 sqm
Balcony: 15.6 sqm (covered)
Parking: 16.7 sqm (carport)
Total: 101.1 sqm
Config: 2/1/1
Last Sale: $1,300,000 (Aug 2024)
SA3 Median: $1,300,000 (Mar 2026)
Baseline Wtd Avg: $1,355,408
Comparable Sales — Area-Adjusted Quality Grid
Indicative Value Synthesis
Wtd Average
$1,373,314
Simple Avg
$1,376,832
Median
$1,342,060
Range
$1.3m–$1.55m
Midpoint
$1,420,000
$1,300k$1,550k
Wtd Avg $1,373K Baseline $1,355K
Positive
$1,300K – $1,380K
Competitive
$1,380K – $1,470K
Cautious
$1,470K – $1,550K
Based on five area-adjusted comparable 2/1/1 unit sales within 500m (avg $16,094/sqm), the confidence-weighted average of $1,373,314 sits 1.3% above the baseline of $1,355,408. Three comps rated Inferior to the subject (A, B, E) received upward quality adjustments of +3.53%, while one rated Superior (D) received a downward adjustment of −3.53%. Comp C (Same) received no quality adjustment. The subject's 84.4 sqm apartment is smaller than all five comps (86–92 sqm), producing negative area adjustments ranging from −$26K to −$122K. After both quantitative and qualitative layers, the indicative range of $1,300,000 to $1,550,000 with a weighted average of $1,373,314 positions the subject approximately $73K above its August 2024 purchase price — consistent with the 8.3% SA3 median uplift over the intervening period.
FOUNDIT Property Data Solutions · foundit.property · 2 Apr 2026
SA3: North Sydney - Mosman Units · Base: Mar 2026 ($1.3M) · Comp E indexed from Oct 2025 · Quality ratings locked
SA3: North Sydney - Mosman Units · Base: Mar 2026 ($1.3M) · Comp E indexed from Oct 2025 · Quality ratings locked