The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Noakes Nickolas - RLA 315571 · last observed 7 Oct 2026
← swipe · 10 photos
Currently listed ▼ Reduced 17% · $180k · 12 days ago
3 bed · 1 bath · 2 car · House · 305 m² land
Asking price cut 17% ($180k, from $1,030,000 to $850,000) 12 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
127 sales in the wider suburb/type pool
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 an unavailable cutoffWhat deserves a closer look
- auction: Passed in (NOAKES NICKOLAS PTY LTD)
- price cut $180k — to $850k
- asking $1.03M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
CONSERVATIVE
$992k
the calibrated floor
LIKELY FAIR RANGE
$992k–$1.23M
around $1.11M mid
STRETCH CAP
$1.23M
$1.3M on the wider 80% band
Confidence: High — based on 127 comparable auction sales (26 of this exact configuration) · model runs ±11% for this configuration · adjusted for this block's land size · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: Comparable-sales grid · version 2026-08-11-v5
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 127 sales in the wider suburb/type pool; 26 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 6 Chinnery Av | 3 bd · 1 ba | $1.41M | Oct 2025 |
| 60 Briant Rd | 3 bd · 1 ba | $1.38M | July 2025 |
| 17 Harrow Av | 3 bd · 1 ba | $915k | Mar 2025 |
| 29 Frederick St | 3 bd · 1 ba | $880k | Feb 2025 |
Where every number comes from
- Fair value: Comparable-sales grid 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 Magill — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
What changed recently?
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 22 Aug 2026 auction: Passed in (NOAKES NICKOLAS PTY LTD)
- 5 Sept 2026 asking $1.03M
- 30 Sept 2026 price cut $180k — to $850k
- 10 Oct 2026 auction: Passed in (NOAKES NICKOLAS PTY LTD)
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Land — for a house, the land is the asset
305 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 10 Oct 2026 | Passed in | withheld | NOAKES NICKOLAS PTY LTD |
| 22 Aug 2026 | Passed in | withheld | NOAKES NICKOLAS PTY LTD |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.