Your buyer evidence guide
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
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 2026-09-03No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 71 comparable auction sales (0 of this exact configuration) · model runs ±16% 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
| Address | Config | Sold | When |
|---|---|---|---|
| 5 Muston Pl | 5 bd · 3 ba | $2.63M | Feb 2025 |
| 60 Carinda Dr | 5 bd · 3 ba | $3.5M | July 2024 |
crime index: 13 — below sydney average · metro ~every 4 min at peak
These are due-diligence prompts, not a verdict on this property.
$1412–$1538/wk is what 5-bed houses in 2156 actually transact for (middle half of 10 bonds lodged, last 12 mo · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $625 → $1125/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2156, 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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 12 Sept 2026 | Withdrawn | withheld | Manor Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 65 days.
63% sold within three months of the scheduled auction.
1,537 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
Glenhaven PS (primary) · Castle Hill HS (secondary)
2 primary schools within 2 km · ICSEA ~1114 — 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 Glenhaven — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
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.