The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Blackshaw - Manuka · last observed 4 Oct 2026
← swipe · 10 photos
Currently listed
4 bed · 3 bath · 2 car · House
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
32 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
- first tracked by our radar (the portal doesn't publish its list date)
- auction: Withdrawn (Blackshaw Manuka)
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
$2.45M
the calibrated floor
LIKELY FAIR RANGE
$2.45M–$3.31M
around $2.89M mid
STRETCH CAP
$3.31M
$3.68M on the wider 80% band
Confidence: Low — based on 32 comparable auction sales (6 of this exact configuration) · model runs ±15% 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 ~10% 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: 32 sales in the wider suburb/type pool; 6 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 |
|---|---|---|---|
| 36 Hicks St | 4 bd · 2 ba | $1.85M | Mar 2025 |
| 252 La Perouse St | 4 bd · 3 ba | $2.6M | Feb 2025 |
| 20 Borrowdale St | 4 bd · 1 ba | $1.68M | Aug 2024 |
| 73 Endeavour St | 4 bd · 3 ba | $2.44M | Apr 2024 |
| 32 Golden Gr | 4 bd · 2 ba | $2.61M | Dec 2023 |
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 Red Hill — 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?
- 26 Sept 2026 auction: Withdrawn (Blackshaw Manuka)
- 4 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 10 Oct 2026 on market 6+ days — first tracked by us, a lower bound
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
6 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 week | Result | Price | Agency |
|---|---|---|---|
| 26 Sept 2026 | Withdrawn | withheld | Blackshaw Manuka |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
What's changing in Red Hill — recent local signals
2026-08-22 — DA-approved site — listing's own words: "DA approved" (4 Torres Street, Red Hill, ACT 2603) (listing rea-204554244 (rea), first seen 2026-08-22)
2026-08-19 — Development site — listing's own words: "STCA" (2 Mugga Way, Red Hill, ACT 2603) (listing rea-150200364 (rea), first seen 2026-08-19)
2026-08-15 — Development site — listing's own words: "development opportunity" (56 Investigator Street, Red Hill, ACT 2603) (listing rea-151910852 (rea), first seen 2026-08-15)
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.