The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 249 comparable auction sales (12 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 501/2 Pearl St | 2 bd · 1 ba | $880k | Sept 2025 |
| 19/127 Railway Pde | 2 bd · 1 ba | $1.28M | July 2025 |
| 722/5 Hadfields St | 2 bd · 2 ba | $1.23M | May 2025 |
| 601/2 Pearl St | 2 bd · 1 ba | $1.21M | May 2025 |
Suburb risk flags
crime index: 50 — around sydney average · 2 min walk to Erskineville · ~7 min train to the CBD · trains ~every 9 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Erskineville — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Local rents — postcode 2043 units, new tenancies
$900/week median new-tenancy unit rent in 2043 (2026Q2, 130 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Erskineville units at auction
Measured like-for-like growth ≈ 4.0%/yr — 2-bed sold-price medians across 17 quarters (105 sales).
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 25 July 2026 | Sold prior | $1,550,000 | BresicWhitney Inner West |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Erskineville, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 8503/177-219 Mitchell Road | 9 Mar 2026 | $965,000 | 2 | Harris Partners |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 3 July 2026 | $1,550,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
School catchments
Erskineville PS (primary) · Alexandria Park CS (secondary)
6 primary schools within 2 km · ICSEA ~1085 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Erskineville — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.