The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
OBrien Real Estate Bentleigh · last observed 21 Sept 2026
← swipe · 10 photos
Currently listed — $1,600,000
3 bed · 2 bath · 2 car · House · 569 m² land
⏳ Last confirmed on the market 14 days ago — it may have sold or been withdrawn since; the price shown is the last one advertised.
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
166 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 2026-09-15What deserves a closer look
- asking $1.6M
- first tracked by our radar (the portal doesn't publish its list date)
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
$1.53M
the calibrated floor
LIKELY FAIR RANGE
$1.53M–$1.91M
around $1.71M mid
STRETCH CAP
$1.91M
$2.2M on the wider 80% band
Confidence: High — based on 166 comparable auction sales (52 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 ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: priced from this property's own records: block size
- Comparable support: 166 sales in the wider suburb/type pool; 52 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 |
|---|---|---|---|
| 32 Gilbert Gr | 3 bd · 2 ba | $2.15M | May 2025 |
| 8 Marquis Rd | 3 bd · 1 ba | $1.74M | May 2025 |
| 45 Luckins Rd | 3 bd · 1 ba | $1.18M | Mar 2025 |
| 5 Railway Cr | 3 bd · 1 ba | $1.08M | Feb 2025 |
| 72 Jasper Rd | 3 bd · 2 ba | $1.45M | Feb 2025 |
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 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 Bentleigh — 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?
- 5 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 5 Sept 2026 asking $1.6M
- 5 Oct 2026 on market 29+ 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
29 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
569 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.
Similar properties — on the market now
$1,590,000
26 Riddle Street
Bentleigh
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5 Lockwood Street
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▼ Reduced 3.1% · $50k · 1 day ago
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18 Wavell Street
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The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Bentleigh 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 Bentleigh — recent local signals
2026-09-29 — Development site — listing's own words: "STCA" (48 Jasper Road, Bentleigh, Vic 3204) (listing rea-152467288 (rea), first seen 2026-09-29)
2026-09-05 — Development site — listing's own words: "STCA" (2 Field Street, Bentleigh, Vic 3204) (listing rea-150976716 (rea), first seen 2026-09-05)
2026-08-24 — Development site — listing's own words: "STCA" (602 Centre Road, Bentleigh, Vic 3204) (listing rea-148646396 (rea), first seen 2026-08-24)
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.