Recorded sales at this address
2 recorded sales
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowYour 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
143 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 2026-09-03Planning activity nearby
6 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
What we still cannot tell you
- We do not have a current listing in this page's evidence. An address record is not proof that a home is for sale.
- 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 nearby applications affect this home, and what stage has each actually reached?
- 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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
$1.16M
the calibrated floor
LIKELY FAIR RANGE
$1.16M–$1.45M
around $1.29M mid
STRETCH CAP
$1.45M
$1.64M on the wider 80% band
Confidence: Low — based on 143 comparable auction sales (9 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: previous sale · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: previous sale
- Comparable support: 143 sales in the wider suburb/type pool; 9 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 |
|---|---|---|---|
| 4/58-60 Oxford St | 3 bd · 2 ba | $1.19M | Sept 2025 |
| 28/32-34 Essex St | 3 bd · 2 ba | $1.28M | June 2025 |
Suburb risk flags
crime index: 24 — below sydney average · trains ~every 2 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 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
- Comps: published Domain auction results for Epping — 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
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 6 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Epping · postcode 2121
$950–$1250/wk is what 3-bed units in 2121 actually transact for (middle half of 47 bonds lodged, Q2 2026 · median $1100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $540 → $800/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2121, 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.
Growth trend — Epping units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q4 $830k (13) · 2025Q1 $850k (11) · 2025Q2 $830k (21) · 2025Q3 $810k (3)
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 13 June 2026 | Sold | $1,301,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Epping, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 305/26 Ferntree Place | by 19 Aug 2026 | $755,000 | 2 | Meriton |
| 46/9 Epping Park Drive | by 17 Aug 2026 | $720,000 | 2 | Meriton |
| 458/7 Epping Park Drive | by 17 Aug 2026 | $758,000 | 2 | Meriton |
| 285/1 Epping Park Drive | by 17 Aug 2026 | $710,000 | 2 | Meriton |
| 230/11 Epping Park Drive | by 17 Aug 2026 | $770,000 | 2 | Meriton |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 18 Nov 2021 | $1,350,000 | — |
| 11 June 2026 | $1,301,000 | -3.6% over 4.6 yrs |
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).
Planning & zoning — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Heritage-listed — House. This building is individually heritage-listed by council. External changes need heritage approval and demolition is off the table — protective, but it limits what you can do.
Height limit 48m (≈ 15 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Floor space ratio 4.5:1 — the maximum gross floor area you can build is 4.5:1 times the site area.
Registered lot 102/DP1247078 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Zone E1 (Local Centre) under the CITY OF PARRAMATTA LEP · heritage from the NSW Heritage Map layer, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~17 m · Sp 1 36 Oxford Street Epping 2121 | Other | Determined | Approved | $150k | 2019-12-03 |
| ~17 m · 30 Oxford Street Epping 2121 | Retail Premises · 1 new dwelling | Determined | Approved | $90k | 2020-06-30 |
| ~49 m · 25 Oxford Street Epping 2121 | Alterations And Additions To Commercial Development, Signage, Change Of Use · 1 new dwelling | Determined | Approved | $3k | 2021-08-04 |
| ~49 m · 25 Oxford Street Epping 2121 | Office Premise, Alterations Or Additions To An Existing Building Or Structure | Rejected | not on record | $263k | 2026-06-01 |
| ~49 m · 25 Oxford Street Epping 2121 | Office Premise, Alterations Or Additions To An Existing Building Or Structure | Under Assessment | not on record | $280k | 2026-07-30 |
| ~88 m · 3 Pembroke Street Epping 2121 | Out Of School Hours Care | Determined | Approved | — | 2020-11-23 |
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.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
What's changing in Epping — recent local signals
2026-07-15 — Education new — 50 OXFORD STREET EPPING 2121 ($1216k) (institutional-signals.json (PAN-655253, OnlineDA))
2026-05-15 — Aged care / seniors invest — 43 OXFORD STREET EPPING 2121 ($115188k) (institutional-signals.json (PAN-635241, OnlineDA))
2025-08-18 — Childcare departure — 2 DOWNING STREET EPPING 2121 ($4960k) (institutional-signals.json (PAN-562789, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Epping PS (primary) · Epping BHS (secondary)
4 primary schools within 2 km · ICSEA ~1126 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. 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.