The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Medium — based on 55 comparable auction sales (29 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 104/10 Webb St | 2 bd · 2 ba | $1.05M | Sept 2025 |
| 7/90-100 Edwin St | 2 bd · 1 ba | $900k | July 2025 |
| 13/16-20 Grosvenor St | 2 bd · 2 ba | $888k | May 2025 |
| 3/14-15 Etonville Pde | 2 bd · 1 ba | $857k | May 2025 |
| 3/14-15 Etonville Pde | 2 bd · 1 ba | $857k | Apr 2025 |
| 8/120-122 Edwin St | 2 bd · 1 ba | $901k | Apr 2025 |
Suburb risk flags
crime index: 28 — below sydney average · 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 Croydon — 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
Rent evidence — asking vs transacted, Croydon · postcode 2132
$650–$790/wk is what 2-bed units in 2132 actually transact for (middle half of 17 bonds lodged, Q2 2026 · median $690/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $510 → $690/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2132, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Growth trend — Croydon units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q3 $873k (8) · 2024Q4 $859k (4) · 2025Q1 $841k (5) · 2025Q2 $857k (5)
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 |
|---|---|---|---|
| 22 Aug 2026 | Sold | $1,179,000 | Planet Properties |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Croydon, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 1/12 Emma Road | by 29 Aug 2026 | $816,000 | 3 | Jellis Craig |
| 15/5-7 Alfrick Road | by 26 Aug 2026 | $573,000 | 3 | Jellis Craig |
| 27 Lang Street | 20 May 2026 | $1,995,000 | 3 | Harris Partners |
| 38 Croydon Road | 11 May 2025 | $1,710,000 | 3 | 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 |
|---|---|---|
| 24 Apr 2021 | $955,000 | — |
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.
The building — its registered strata scheme
Strata plan SP20670 registered 1983 — the building is at least 43 years old · 8 lots in the scheme (small scheme — levies and decisions shared among few owners).
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
What's changing in Croydon — recent local signals
2026-05-08 — Education invest — 1 META STREET CROYDON 2132 ($812k) (institutional-signals.json (PAN-636189, OnlineDA))
2025-11-25 — Education departure — 1 META STREET CROYDON 2132 ($811k) (institutional-signals.json (PAN-588739, OnlineDA))
2025-11-12 — Education departure — 118 EDWIN STREET CROYDON 2132 ($52362k) (institutional-signals.json (PAN-588737, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Croydon PS (primary) · Ashfield BHS (secondary)
6 primary schools within 2 km · ICSEA ~1094 — 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 Croydon — 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.