The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 31 comparable auction sales (0 of this exact configuration) · model runs ±27% 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 |
|---|---|---|---|
| 591 Great North Rd | 4 bd · 3 ba | $3.2M | June 2025 |
| 4 Marmion Rd | 4 bd · 2 ba | $3.6M | Apr 2025 |
| 7 The Terrace | 4 bd · 3 ba | $4.85M | Mar 2025 |
Suburb risk flags
crime index: 34 — below sydney average · ferries ~every 11 min at peak
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 Abbotsford — 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, Abbotsford · postcode 2046
$1325–$1662/wk is what 4-bed houses in 2046 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $820 → $1300/wk · +18% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2046, 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 | $5,200,000 | Belle Property Strathfield |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Abbotsford, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 4/1 Figtree Avenue | 29 Apr 2022 | $1,630,000 | 3 | Harris Partners |
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 |
|---|---|---|
| 2 Oct 1991 | $575,000 | — |
| 16 Feb 2015 | $2,100,000 | +265.2% over 23.4 yrs |
| 27 Mar 2021 | $4,660,000 | +121.9% over 6.1 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).
School catchments
Abbotsford PS (primary) · Concord HS (secondary)
4 primary schools within 2 km · ICSEA ~1107 — 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 Abbotsford — 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?
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.