The listing we observed
2 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Angus McPherson · last observed 15 Oct 2026← swipe · 10 photos
Currently listed — $930,000 ▼ Reduced 2.1% · $20k · 2 cuts
2 bed · 1 bath · 1 car · House · 334 m² land
Asking price cut 2.1% ($20k, from $950,000 to $930,000) 1 day ago — the 2nd cut of this campaign. The vendor has already moved once: negotiate below the NEW asking, not at it.
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
474 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 2026-10-23What deserves a closer look
- price cut $20k — to $930k
- auction: Withdrawn (Nelson Alexander Coburg)
- price cut $25k — to $950k
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.
- 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
$897k
the calibrated floor
LIKELY FAIR RANGE
$897k–$1.11M
around $994k mid
STRETCH CAP
$1.11M
$1.27M on the wider 80% band
Confidence: High — based on 474 comparable auction sales (80 of this exact configuration) · model runs ±11% for this configuration · 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 2026-10-23
- Inputs used for this home: priced from this property's own records: block size
- Comparable support: 474 sales in the wider suburb/type pool; 80 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 |
|---|---|---|---|
| 22 Watchtower Rd | 2 bd · 1 ba | $735k | May 2025 |
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-10-23 — trained on 172,805 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 Coburg — 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?
- 29 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 29 Sept 2026 asking $970k
- 6 Oct 2026 price raised $5k — to $975k
- 14 Oct 2026 price cut $25k — to $950k
- 17 Oct 2026 auction: Withdrawn (Nelson Alexander Coburg)
- 23 Oct 2026 price cut $20k — to $930k
- 24 Oct 2026 on market 24+ 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
24 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.
Land — for a house, the land is the asset
334 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 17 Oct 2026 | Withdrawn | withheld | Nelson Alexander Coburg |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$925,000
155 Munro St
Coburg
3 bed · 1 bath · 2 car
▼ Reduced 5.1% · $50k · 3 weeks ago
$925,000
5 Nash Street
Brunswick · 2.4 km away
2 bed · 1 bath
$940,000
205 Glenlyon Road
Brunswick East · 2.9 km away
2 bed · 1 bath
$950,000
189 Nicholson Street
Coburg
3 bed · 1 bath · 2 car
▲ Raised 19% · $150k · 10 days ago
$950,000
14 Hardwick Street
Coburg
2 bed · 2 bath · 1 car
$900,000
6 Caton Avenue
Coburg
2 bed · 1 bath · 2 car
▼ Reduced 5.3% · $50k · 2 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Coburg or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
What's changing in Coburg — recent local signals
2026-10-08 — Development site — listing's own words: "STCA" (274 Bell Street, Coburg, Vic 3058) (listing rea-152282004 (rea), first seen 2026-10-08)
2026-10-03 — Development site — listing's own words: "STCA" (72 Shaftsbury Street, Coburg, Vic 3058) (listing rea-152383564 (rea), first seen 2026-10-03)
2026-10-02 — Development site — listing's own words: "STCA" (15 Fraser Street, Coburg, Vic 3058) (listing rea-152427044 (rea), first seen 2026-10-02)
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.