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 2026-09-15No 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 26 comparable auction sales · model runs ±11% for this configuration · priced from this property's own records: block size, land value · the model's typical miss is ~11% against published results — every hit and miss
| Address | Config | Sold | When |
|---|---|---|---|
| 15 Carson St | 5 bd · 3 ba | $1.55M | June 2025 |
| 29 Carson St | 5 bd · 5 ba | $2.4M | June 2025 |
| 11A Baldi Av | 5 bd · 3 ba | $1.72M | Oct 2024 |
| 41 Ellesmere St | 5 bd · 3 ba | $1.7M | Aug 2024 |
| 11 Baldi Av | 5 bd · 3 ba | $1.69M | May 2024 |
crime index: 27 — below sydney average · trains ~every 15 min at peak
These are due-diligence prompts, not a verdict on this property.
$595/week median new-tenancy rent for units in 2213 (2026Q2, 9 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $375 → $595/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2213, 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.
Not enough Panania unit auctions on record to show a trend — this fills in as the archive grows.
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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 17 Oct 2026 | Sold prior | $1,450,000 | LJ Hooker Padstow |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.
2025-07-07 — Childcare departure — 169 WESTON STREET PANANIA 2213 ($1108k) (institutional-signals.json (PAN-550057, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
Panania NPS (primary) · East Hls GTHS (secondary)
4 primary schools within 2 km · ICSEA ~1019 — 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 Panania — 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.