📋 The Property Brief — what the evidence shows. You draw the conclusion.
CONSERVATIVE
$1M
the calibrated floor
LIKELY FAIR RANGE
$1M–$1.24M
around $1.12M mid
STRETCH CAP
$1.24M
$1.4M on the wider 80% band
Confidence: Medium — based on 98 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~14% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/5 Small Rd | 3 bd · 2 ba | $1.45M | June 2025 |
| 25A Mitchell St | 4 bd · 4 ba | $2.1M | July 2025 |
| 3/3 Mcarthur St | 1 bd · 2 ba | $631k | July 2025 |
| 14b Luckins Rd | 4 bd · 3 ba | $2.29M | June 2025 |
| 12b Leckie St | 4 bd · 3 ba | $2.03M | May 2025 |
| 12a Harding St | 4 bd · 3 ba | $1.75M | Mar 2025 |
Where every number comes from
- Fair value: AI PropertyEye price model 2026-07-09-v3c — trained on 138,399 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Bentleigh — suburb × configuration matches, not hyper-matched to this address
🔨 Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 20 June 2026 | Withdrawn | withheld | Slater & Levin |
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 leverage score, 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.