The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Medium — based on 64 comparable auction sales (40 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 |
|---|---|---|---|
| 2/78 The Grove | 2 bd · 1 ba | $750k | July 2025 |
| 1/21 Queen St | 2 bd · 1 ba | $920k | June 2025 |
| 1/2 Hudson St | 2 bd · 1 ba | $601k | May 2025 |
| 17/95 Harding St | 2 bd · 1 ba | $635k | May 2025 |
| 2/170 Gordon St | 2 bd · 1 ba | $740k | May 2025 |
| 3/121 Gordon St | 2 bd · 1 ba | $527k | May 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 Coburg — suburb × configuration matches, not hyper-matched to this address
Growth trend — Coburg units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q1 $558k (4) · 2024Q2 $698k (8) · 2024Q3 $625k (9) · 2025Q2 $635k (7)
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 |
|---|---|---|---|
| 29 Aug 2026 | Sold prior | $700,000 | Ray White Coburg |
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.