The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 53 comparable auction sales (0 of this exact configuration) · model runs ±21% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 53A Crammond Bvde | 4 bd · 2 ba | $1.9M | Sept 2025 |
| 31 Kitchener St | 4 bd · 2 ba | $2.44M | May 2025 |
Suburb risk flags
crime index: 35 — below sydney average · trains ~every 10 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 Caringbah — 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, Caringbah · postcode 2229
$1220–$1700/wk is what 4-bed houses in 2229 actually transact for (middle half of 29 bonds lodged, Q2 2026 · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $800 → $1235/wk · +20% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2229, 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 15 Aug 2026 | Sold prior | withheld | Highland Sutherland Shire and St George |
| 1 Aug 2026 | Postponed | withheld | Highland Sutherland Shire and St George |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
School catchments
Caringbah NPS (primary) · Woolooware HS (secondary)
5 primary schools within 2 km · ICSEA ~1071 — 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 Caringbah — 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.