Geoff Grist has sold a 2-bedroom, 2-bathroom unit at 101/467 Miller Street, Cammeray for $1.27 million after the building’s work order was lifted and buyer confidence returned.
The regulatory cloud that changed everything
When Geoff first listed the 10-year-old apartment, the Miller Place building was subject to a building commissioner’s work order identifying defects. Buyers stayed cautious. The initial auction campaign didn’t generate the interest needed.
“We started off with a higher price tag and we weren’t getting the buyer connection at that level,” Geoff said.
By November 2025, an AGM confirmed eight of nine defects had been rectified, with roof work ongoing but costs covered. The work order was lifted. Everything changed.
“The property went from being subject to work-order to having the work-order lifted, which gave buyers the confidence to make offers,” Geoff said.
The three-phase campaign
Geoff’s approach adapted as circumstances shifted. The initial auction attempt converted to private treaty when buyer interest didn’t materialise. The campaign paused over Christmas. In February, Geoff relaunched as an auction with a competitive reserve the vendors were prepared to accept.
The auction timeline created urgency. Geoff contacted previous buyers to advise the work order situation had resolved. Some returned. Others had moved on. But 82 new inspections demonstrated the market appetite once the regulatory concern was removed.
“It was the auction timeline that caused the buyers to get their offers in with a fear of missing out,” Geoff said.
The property sold before auction day arrived.
What buyers noticed
The first-floor position facing Miller Street presented both challenge and opportunity. The busy road deterred some buyers. But for the final purchasers — local dog owners — convenience trumped traffic noise.
The dog-friendly building was critical. So was immediate bus access to Victoria Cross Metro and North Sydney Station. The second full bathroom in a unit of this size attracted consistent attention throughout the campaign.
“They understood that although the road was busier than some, it gave them immediate access to a bus which goes straight down to the Victoria Cross Metro and North Sydney Station,” Geoff said.
The Cammeray village appeal
Cammeray sits 4km from Sydney CBD with immediate bus access to Victoria Cross Metro and North Sydney Station. The suburb’s village feel centres around destinations like Maggio’s Cafe, blending urban convenience with greenery and community spirit that keeps buyers searching in side streets even after missing out.
Geoff says there are buyers still actively searching in quieter Cammeray streets after missing out on this property. “They love the lifestyle and facilities but want to avoid the Miller Street frontage.”
The market dynamic
“The market has slowed, but if you’re patient, there are buyers who would be interested in your property,” Geoff said.
“Once the buyers connect with the property, then negotiation plays its part.”
The two vendors needed the sale but weren’t in a specific hurry. Patience delivered a result that both were very happy with after an extended 140-day campaign.
About the Agent
Geoff Grist has over 20 years’ experience in residential real estate across Mosman and Neutral Bay. His approach centres on structured campaigns designed to create buyer competition and early momentum, with every strategy tailored to current local market conditions and buyer behaviour. Geoff prioritises clear communication and honest advice throughout the selling process. Visit Geoff’s website for more information or call Geoff on 0414712021.