13 Hume St, Armadale — auction results & price estimate

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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

44 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 2026-09-15

What 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.
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

$1.5M

the calibrated floor

LIKELY FAIR RANGE

$1.5M–$1.86M

around $1.66M mid

STRETCH CAP

$1.86M

$2.15M on the wider 80% band

Confidence: Low — based on 44 comparable auction sales (4 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: block size · 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 2026-09-15
Inputs used for this home: priced from this property's own records: block size
Comparable support: 44 sales in the wider suburb/type pool; 4 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
67 Union St	3 bd · 1 ba	$1.6M	Feb 2025
12 Willis St	3 bd · 2 ba	$2.13M	Nov 2024
794 Malvern Rd	3 bd · 1 ba	$1.71M	Nov 2024
30 New St	3 bd · 2 ba	$2.1M	Aug 2024
6 Sutherland Rd	3 bd · 2 ba	$2.38M	May 2024

Where every number comes from

Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 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 Armadale — suburb × configuration matches, not hyper-matched to this address

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.

Published auction results at this address

Auction week	Result	Price	Agency
8 Aug 2026	Sold	withheld	Jellis Craig Stonnington

From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.

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.

13 Hume St · Armadale VIC 3143