The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Ray White Adelaide City - RLA307896 · last observed 16 Oct 2026
← swipe · 10 photos
Currently listed — $1,650,000 ▼ Reduced 1.8% · $30k · 3 weeks ago
4 bed · 2 bath · 2 car · House · 803 m² land
Asking price cut 1.8% ($30k, from $1,680,000 to $1,650,000) 3 weeks 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
26 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
- price cut $30k — to $1.65M
- price raised $30k — to $1.68M
- auction: Passed in (Ray White Adelaide City)
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.
- 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
$1.5M
the calibrated floor
LIKELY FAIR RANGE
$1.5M–$2.2M
around $1.83M mid
STRETCH CAP
$2.2M
$3.38M on the wider 80% band
Confidence: Low — based on 26 comparable auction sales (3 of this exact configuration) · model runs ±19% for this configuration · confidence held at Low — under 20 same-configuration sales · adjusted for this block's land 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: 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: 26 sales in the wider suburb/type pool; 3 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2A Smith St | 4 bd · 2 ba | $1.85M | Mar 2025 |
| 116 North East Rd | 4 bd · 2 ba | $1.18M | July 2024 |
| 19 Wilsden St | 4 bd · 2 ba | $2.7M | Mar 2024 |
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 Walkerville — 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 asking $1.65M
- 5 Sept 2026 auction: Passed in (Ray White Adelaide City)
- 20 Sept 2026 price raised $30k — to $1.68M
- 27 Sept 2026 price cut $30k — to $1.65M
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
803 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 |
|---|---|---|---|
| 5 Sept 2026 | Passed in | withheld | Ray White Adelaide City |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$1,650,000
2 Bosanquet Avenue
Prospect · 2.5 km away
5 bed · 2 bath · 2 car
$1,650,000
10B Hartman Avenue
Felixstow · 2.7 km away
4 bed · 3 bath · 2 car
$1,600,000
129A Stephen Terrace
Walkerville
3 bed · 3 bath · 2 car
$1,600,000
1 Hepburn Street
Broadview · 1.8 km away
4 bed · 2 bath · 2 car
▼ Reduced 4.5% · $75k · 7 weeks ago
$1,700,000
24 Second Avenue
Sefton Park · 2.0 km away
5 bed · 3 bath · 3 car
$1,550,000
77 First Avenue
Nailsworth · 1.4 km away
4 bed · 2 bath · 2 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Walkerville 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.
What's changing in Walkerville — recent local signals
2026-10-06 — DA-approved site — listing's own words: "DA approved" (14 Lansdowne Terrace, Walkerville, SA 5081) (listing rea-204669376 (rea), first seen 2026-10-06)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.