A good price is about $805,000. I would walk past $845,000.

• C207/3 Brennan Street, Alexandria NSW 2015 is guided at $770,000 to $850,000. It is not currently advertised on realestate.com.au, so this looks like an off market or pre market campaign. There is no auction date and no public campaign running against you, which is worth knowing before Wednesday.
• On the car space, the short answer is no, and there is no sign it ever had one. Four things point the same way. The realestate.com.au record for the unit states zero car spaces. Cotality holds no car space against the lot. The January 2021 rental campaign for this exact apartment runs eight descriptive bullets covering the living area, bedroom, bathroom, laundry, kitchen and gardens and never once mentions parking, which no letting agent would leave out. And the test that actually settles it: in this same building, C408/3 Brennan Street IS recorded with a car space, as are several units at 30 Brennan Street, so the data source does pick up parking in this pocket when it exists. It simply is not there on this one. That said, get the title schedule on the contract of sale, because a car space is normally its own lot number, and Cotality holds no title record at all for this lot so the contract is the only place it can be proven either way.
• The thing to understand about this apartment is that it is not a standard one bedroom. It is a two level loft. The living area is a double height void with glazing running two full storeys, a balcony with a leafy outlook, and a staircase up to a mezzanine. I confirmed that from the property's own 2021 sale photo rather than the advertising copy, and the unit next door independently carries two storeys on its record.
• It has also been renovated since, and renovated well. The kitchen is a recent designer job, matte black overhead cabinetry against timber grain lower joinery, a dark stone benchtop with a waterfall island, gas cooktop, wall oven, dishwasher and a built in desk nook, with timber look floors replacing the carpet through the living zone. That work is the single reason this one is worth more than its neighbours.
• A one bedroom, one bathroom two level loft of ~66m2 with no car space, on level 2 of a converted complex directly opposite Alexandria Park, walking distance to Erskineville village and station.
• Adjusted back to this property for time, condition and parking, those three land at $801,000, $802,000 and $814,000. Three separate comparisons finishing within $13,000 of each other is about as tight as this evidence ever gets, and the middle of it is roughly $806,000.
• Two things worth knowing about the numbers you will be shown. This building trades well above general Alexandria one bedroom pricing and that is genuine, not spin. A suburb median for one bedroom stock is $700,000 and it is down 2.1% over the past year, but this complex has traded at $705,000, $770,000, $810,000 and $935,000, because these are lofts opposite a park rather than ordinary apartments. The counterweight is that the automated estimates here are close to useless. Cotality has it at $740,000 on LOW confidence across a $598,000 to $879,000 spread, realestate.com.au has it higher, and Cotality could not produce a property report on the lot at all because it holds no title, no sale history and no comparable sales for it. That is why I have leaned entirely on the two sales inside the building.
• What holds the upper half of the range together is the rent. It actually achieved $750 a week in August 2025 and the current estimate is $780 a week on high confidence. At around $805,000 that is close to a 5% gross yield, which is unusually strong for Sydney and better than most two bedroom stock you would look at.
• The ceiling is 402/8 Boundary Street. It sold two weeks ago for $850,000 in a 2016 building with a car space. Paying $850,000 here means paying the same money and parking on the street for as long as you own it.
• Start the conversation at $790,000, and around the $805,000 mark is a good price to pay, still fair to $820,000. I would walk past $845,000.

The guide sits below every band on this ladder. That is normal for an auction campaign and it is not a bargain signal.