8:02

Your watch ledger

Updated 2 min ago · Fri 19 Jun, 8:02am
◆
Brief 3-bed house <$3.5m walk to station good catchment edit
3
new fits
this week
1
strong
fit
2
price
drops
+5%
Bondi $/m²
vs last mo
2
auctions
Saturday

New & fits your brief

3 found · 1 strong
14 Wellington St
Bondi · 3 bed · 2 bath · 418m²
New↑ 2d before portals
$3.30m
↓ 4–6% under
◆ Best-value fit this week — $120–190k below the comp band. Tap to see the 6 comps ↓
Show the appraisal & compsHide
The 6 comps · sold, Bondi, 3-bed, ≤6mo conf high
Comp · sold
$/m²
Price
32 Castlefield Stsold 2wk ago · 405m²
$14.6k
$3.62m ↗
5 Wairoa Avesold 3wk ago · 430m²
$15.1k
$3.71m ↗
11 Wairoa Avesold 6wk ago · 395m²
$14.2k
$3.40m ↗
28 Brassie Stsold 9wk ago · 420m²
$13.9k
$3.48m ↗
3 Hardy Stsold 11wk ago · 388m²
$14.0k
$3.35m ↗
19 Glenayr Avesold 5mo ago · 440m²
$14.4k
$3.55m ↗
Comp value band $3.42–3.49mguide $3.30m
guide
comps
Guide sits below the comp band — computed from $/m² median × 418m².
Strata & flood overlay — not in our data. Confirm with the agent.
9 Knox St
Clovelly · 3 bed · 1 bath · 360m²
New
$3.45m
at comp value
◆Fairly priced, ticks the brief, smaller block. Walk 800m to Clovelly shops; nearest station 1.4km.
Show the appraisal & compsHide
Comp basis conf med · 4 comps

Thinner data here — only 4 Clovelly 3-beds sold in 6mo. Guide $3.45m lands square in the band ($3.40–3.52m). I'd call this fairly priced but say so with medium confidence.

On your watchlist

2 changed
7 Mount St
Coogee · 4 bed · 540m²
↓ −$150k
$3.95m
now fair
◆Cut moves it from ~7% over into the band ($3.8–4.0m ↗). The April gap has closed.
Show what changedHide

Guide history: $4.30m (Mar) → $4.10m (May) → $3.95m (yesterday). Vendor is moving toward the comps. 5 Coogee 4-bed comps support $3.85m fair value.

Appraising 2 more in Vaucluse…
cross-checking SEIFA + catchment nearbyContext
3 / 5

This Saturday

1 on your shortlist
22 Avoca St
Randwick · 3-bed semi · auction 10:30am
⏱ Sat 20 Jun
$2.95m
honest guide
◆Guide sits inside the band. Suggested walk-away ceiling $3.05m.
Open auction prepHide
Comp band $2.8–3.0mceiling $3.05m
fair
ceiling
Bid to $3.05m max — above that you outpace the comps.
Pushes rationed — only strong fits notify instantly. Everything else waits for 8am.
Tap any row to audit the comps behind the verdict.
Ledger Shortlist Search Brief
Variant C · middle

The Watch Ledger

A briefing organised as a status board grouped by relationship to you: new & fits your brief, on your watchlist, this Saturday. Denser than the story, warmer than a plain feed. Every row expands in place to reveal the full appraisal and the comp table — the provenance lives one tap deep.

Core interaction

Skim the status ticker, then the grouped rows. Tap any row to expand the comp drawer (try the strong Bondi fit and the Saturday auction). The drawer is the cite-or-abstain surface: the 6 sold comps with $/m², a value-band bar showing where the guide sits, and an honest-gap note. Chat is the secondary follow-up button, not the home.

Why it fits a buyer's agent

A buyer's agent keeps a running ledger of your search: what's new, what moved, what's coming up. Grouping by your relationship to each home (brief / watchlist / auction) mirrors how they actually think — and keeps the brief front-and-centre as editable chips up top.

KNOW vs RATE & provenance

computed fact cited comp → under comps over comps

The expanded drawer is the strongest provenance surface of the three variants: a real comp table (each row a tappable sold listing ↗), a computed value-band bar, and a stated confidence driven by comp count (high=6, med=4). Purple numbers are computed; the agent's read is prose.

States shown

Status ticker · grouped populated rows · expanded comp-table drawer · a thin-data / medium-confidence honest case (Clovelly, 4 comps) · the agent-working strip (3/5, breathing orb, tool pill) · honest-gap element.

Real vs faked

Real to the product: grouped briefing, comp table with $/m², value band, confidence tied to comp density, guide-history tracking, walk-away ceiling, agency-direct early-catch, editable brief.
Faked for the mock: addresses, photos & favicons (picsum), exact prices/dates, the "2 min ago" freshness.

Conservative ↔ inventive

The middle path. It keeps variant A's scannability but adds the expand-to-audit depth and a structured board, without variant B's narrative risk. Slightly more to build (the drawer + comp table), but it's the most information-dense and the best showcase of the moat in one screen.