The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 244 comparable auction sales (82 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 8/27 Kensington Rd | 2 bd · 1 ba | $679k | May 2025 |
| 1/17-23 Mona Pl | 2 bd · 1 ba | $659k | May 2025 |
| 7/86 Cromwell Rd | 2 bd · 2 ba | $765k | May 2025 |
| 10/4 Rockley Rd | 2 bd · 1 ba | $875k | Mar 2025 |
| 11/384 Toorak Rd | 2 bd · 1 ba | $460k | Mar 2025 |
| 1602/7 Yarra St | 2 bd · 2 ba | $646k | Feb 2025 |
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 South Yarra — suburb × configuration matches, not hyper-matched to this address
Growth trend — South Yarra units at auction
Measured like-for-like growth ≈ -4.4%/yr — 2-bed sold-price medians across 16 quarters (150 sales).
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 8 Aug 2026 | Passed in | withheld | Woodards South Yarra |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Construction risk — what no listing tells you
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.
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.