The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 121 comparable auction sales (1 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 41 Woodbine Av | 4 bd · 2 ba | $2.4M | Sept 2025 |
| 6 Hinemoa Av | 4 bd · 2 ba | $2.15M | Sept 2025 |
| 8 Willowtree St | 4 bd · 2 ba | $2.38M | Sept 2025 |
| 7 Palm Gr | 4 bd · 2 ba | $1.93M | Sept 2025 |
| 1 Cypress St | 4 bd · 2 ba | $2.3M | June 2025 |
Suburb risk flags
crime index: 21 — below sydney average · trains ~every 15 min at peak
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 Normanhurst — 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
Rent evidence — asking vs transacted, Normanhurst · postcode 2076
$1135–$1528/wk is what 4-bed houses in 2076 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $1445/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $850 → $1075/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2076, 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 |
|---|---|---|---|
| 1 Aug 2026 | Sold | $1,840,000 | Belle Property Upper North Shore |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
School catchments
Normanhurst PS (primary) · Turramurra HS (secondary)
3 primary schools within 2 km · ICSEA ~1150 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Normanhurst — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
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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.