Your buyer evidence guide
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-10-23No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 80 comparable auction sales (5 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
| Address | Config | Sold | When |
|---|---|---|---|
| 5 Beaconsfield Rd | 3 bd · 1 ba | $2.12M | May 2025 |
| 21 Kaikoura Av | 3 bd · 1 ba | $1.69M | Feb 2025 |
These are due-diligence prompts, not a verdict on this property.
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q2 $538k (4) · 2024Q3 $656k (5) · 2024Q4 $630k (3) · 2025Q2 $505k (3)
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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 12 Sept 2026 | Sold | $1,394,000 | RT Edgar Boroondara |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.
2026-10-23 — Development site — listing's own words: "STCA" (55 Lingwell Road, Hawthorn East, Vic 3123) (listing rea-152725308 (rea), first seen 2026-10-23)
2026-10-23 — Development site — listing's own words: "STCA" (1/797 Toorak Road, Hawthorn East, Vic 3123) (listing rea-152731672 (rea), first seen 2026-10-23)
2026-10-15 — Development site — listing's own words: "STCA" (724 Burwood Road, Hawthorn East, Vic 3123) (listing rea-152644256 (rea), first seen 2026-10-15)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.