Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 72 comparable auction sales (0 of this exact configuration) · model runs ±14% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · 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: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: block size, land value
- Comparable support: 72 sales in the wider suburb/type pool; 0 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 |
|---|---|---|---|
| 11 Landaise Rd | 4 bd · 2 ba | $1.06M | Sept 2025 |
| 3 Kensell St | 4 bd · 3 ba | $1.18M | Sept 2025 |
| 10 Gurner Av | 4 bd · 3 ba | $1.23M | June 2025 |
| 10 Clearfield Av | 4 bd · 3 ba | $1.19M | May 2025 |
| 12 Farm St | 4 bd · 2 ba | $1.1M | May 2025 |
| 50 Seventeenth Av | 4 bd · 2 ba | $980k | Apr 2025 |
Suburb risk flags
crime index: 74 — above sydney average · trains ~every 9 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 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 Austral — 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
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Austral · postcode 2179
$800/wk median live asking rent for 4-bed homes in Austral (5 live rental listings on agency websites, this week's sweep).
$780–$850/wk is what 4-bed houses in 2179 actually transact for (middle half of 172 bonds lodged, Q2 2026 · median $810/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $520 → $825/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2179, 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 |
|---|---|---|---|
| 13 June 2026 | Sold | $978,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Austral, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| Arapawa Street | by 16 Aug 2026 | $725,000 | — | Laing+Simmons |
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 |
|---|---|---|
| 13 June 2026 | $978,000 | — |
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).
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Height limit 9m (≈ 2 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Registered lots in Austral run 260–400 m² (middle 80% of 22 registered parcels). This one is 318 m² — inside that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R2 (Low Density Residential), as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
School catchments
Austral PS (primary) · John Edmondson HS (secondary)
1 primary school within 2 km · ICSEA ~1022 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. 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.