Good morning, Tim
I scanned 61 agency-direct listings across the Eastern Suburbs against your brief. 3 new homes fit — one strong. A watched home in Coogee dropped $150k, and the comps just moved on Bondi 3-beds.
Worth your attention
1 strong fitSits $120–190k below the comp band. Six 3-bed houses sold in Bondi last 6mo at $3.35–3.55m ↗ (median $/m² $14.2k). Smaller block trims it a little; still the best-value fit I've seen this week.
What changed on your watchlist
The cut moves it from ~7% over into the comp band ($3.8–4.0m ↗, 5 comps). Worth a fresh look — the gap I flagged in April has closed.
Two Bondi 3-beds settled high — 32 Castlefield St $3.62m ↗ and 5 Wairoa Ave $3.71m ↗ — lifting the median ~5%. Your shortlisted 14 Wellington St now looks better value against the new band.
Still working
liveThis Saturday
Guide is honest — sits inside the comp band. I'd set a walk-away ceiling of $3.05m; above that you're paying tomorrow's price today.
Pushes rationed — only strong fits notify instantly.
The Digest
A clean, scannable briefing feed. The app opens on what your agent did overnight — not a chat box. Each item is a card: new agency-direct fits, price drops on watched homes, appraisal alerts when comps move, and auction reminders.
Core interaction
Skim top-to-bottom like a personal note. Every card carries a one-line appraisal verdict and three actions: Shortlist · See comps · Dismiss. Dismiss/undo and a saved-confirmation are live — tap them. Chat lives behind the floating button as a secondary "ask a follow-up," never the front door.
Why it fits a buyer's agent
A real buyer's agent reports back: "here's what I found, here's what it's worth, here's what to do." The digest mirrors that. Pushes are rationed — only a strong fit notifies instantly; everything else waits for the morning brief. That dodges the saved-search alert-fatigue trap.
KNOW vs RATE
Purple numbers are computed ($/m², bands, ceilings). Blue underlined text is a citation to a real sold comp. The agent's read sits in softer prose beneath the numbers.
States shown
Populated feed · agent-working reasoning trace (Vaucluse card, with real tool names) · saved-confirmation · dismissed+undo · an honest-gap element (strata/flood not in our data).
Real vs faked
Real to the product: comps-based appraisal, $/m², SEIFA decile, catchments,
transit walk-times, agency-direct early-catch provenance, walk-away ceiling — all things the data
supports.
Faked for the mock: specific addresses & photos (picsum), exact prices,
the "found 2 days before portals" timing. Numbers are plausible Eastern-Suburbs figures, not live.
Conservative ↔ inventive
This is the shippable v1: a list of cards is low-risk, fast to build in Lynx, and degrades gracefully on a quiet day. It trades the narrative delight of variant B for clarity and density.