10 Palmer St · Northcote VIC 3070

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Currently listed — $3,400,000 ▼ Reduced 8.1% · $300k · 3 days ago

6 bed · 3 bath · 2 car · House

Asking price cut 8.1% ($300k, from $3,700,000 to $3,400,000) 3 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.

View the live listing →

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.

The listing we observed

6 bedrooms · House

Listing details describe the advertised home. They do not verify its condition or approved use.

Nelson Alexander - Northcote · last observed 4 Oct 2026

How much price evidence fits

364 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 2026-09-15

What deserves a closer look

  • price cut $300k — to $3.4M
  • auction: Withdrawn (Nelson Alexander Northcote)
  • asking $3.7M

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.
  • Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
  • 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.

  1. Which recent sales are most comparable to this home, and how do their size, condition and position differ?
  2. 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
$2.72M
the calibrated floor
LIKELY FAIR RANGE
$2.72M–$3.49M
around $3.09M mid
STRETCH CAP
$3.49M
$4.08M on the wider 80% band

Confidence: Low — based on 364 comparable auction sales (5 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size · 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

How this estimate was made
  • Method: AI PropertyEye tree model · trained through 2026-09-15
  • Inputs used for this home: priced from this property's own records: block size
  • Comparable support: 364 sales in the wider suburb/type pool; 5 of this exact configuration
  • When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Where every number comes from
  • Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
  • Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated

What changed recently?

  • 19 Aug 2026 listed by the agency (portal date)
  • 19 Aug 2026 asking $3.7M
  • 12 Sept 2026 auction: Withdrawn (Nelson Alexander Northcote)
  • 4 Oct 2026 price cut $300k — to $3.4M
  • 7 Oct 2026 on market 48 days — portal listing date

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.

⏱ Days on market — this campaign

48 days since our daily sweep first saw this listing.

The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.

Published auction results at this address

Auction weekResultPriceAgency
12 Sept 2026WithdrawnwithheldNelson Alexander Northcote

From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.

Similar properties — on the market now

$3,200,000 48 Shaftesbury Parade Thornbury · 2.0 km away 5 bed · 3 bath · 4 car $2,920,000 61 Raleigh Street Thornbury · 2.0 km away 5 bed · 2 bath · 2 car $4,000,000 12 South Terrace Clifton Hill · 1.9 km away 5 bed · 2 bath · 2 car

The 3 listings above are on the market now: same house category, within 1 bedroom of 6, asking within 20% of this one, in Northcote or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.

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.