The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 102 comparable auction sales (1 of this exact configuration) · model runs ±20% 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 |
|---|---|---|---|
| 10 Davidson Av | 4 bd · 3 ba | $3.7M | Sept 2025 |
| 2 Yiremba Pl | 4 bd · 3 ba | $3.1M | June 2025 |
| 11 Wakely Pl | 4 bd · 3 ba | $2.65M | Apr 2025 |
Suburb risk flags
crime index: 16 — below sydney average
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 Forestville — 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, Forestville · postcode 2087
$1500–$1900/wk is what 4-bed houses in 2087 actually transact for (middle half of 17 bonds lodged, Q2 2026 · median $1750/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1000 → $1525/wk · +12% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2087, 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 | $3,300,000 | McGrath The Forest |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 22 Mar 2025 | $3,140,000 | — |
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).
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| This address | Demolition, Multi-Dwelling Housing, Subdivision · 4 new dwellings | Determined | not on record | $2.34M | 2025-09-19 |
| ~89 m · The Centre Forestville 2087 | Alterations And Additions To Commercial Development · 1 new dwelling | Determined | Approved | $30k | 2020-09-04 |
| ~133 m · 9 Neale Avenue Forestville 2087 | Secondary Dwelling, Erection Of A New Structure · 1 new dwelling | Determined | not on record | $223k | 2025-12-12 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
What's changing in Forestville — recent local signals
2025-12-09 — Aged care / seniors departure — 69 MELWOOD AVENUE FORESTVILLE 2087 ($3887k) (institutional-signals.json (PAN-596122, OnlineDA))
2025-11-28 — Aged care / seniors invest — 75 COOK STREET FORESTVILLE 2087 ($1850k) (institutional-signals.json (PAN-592523, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Forestville PS (primary) · Killarney Hts HS (secondary)
4 primary schools within 2 km · ICSEA ~1129 — 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 Forestville — 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?
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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.