Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 21 comparable auction sales (1 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value, previous sale · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: block size, land value, previous sale
- Comparable support: 21 sales in the wider suburb/type pool; 1 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 5 Salisbury St | 3 bd · 2 ba | $3.5M | June 2024 |
| 25 Kent St | 3 bd · 2 ba | $3.9M | Feb 2024 |
| 8 Varna St | 3 bd · 1 ba | $2.73M | Sept 2023 |
Suburb risk flags
crime index: 33 — below sydney average · 14 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 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 Waverley — 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
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.
Rent evidence — asking vs transacted, Waverley · postcode 2024
$1450–$2119/wk is what 3-bed houses in 2024 actually transact for (middle half of 36 bonds lodged, last 12 mo · median $1825/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1350 → $1775/wk · +15% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2024, 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 |
|---|---|---|---|
| 25 Apr 2026 | Sold prior | $2,285,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 29 July 2019 | $1,625,000 | — |
| 14 Apr 2026 | $2,285,000 | +40.6% over 6.7 yrs |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
What's changing in Waverley — recent local signals
2026-08-24 — Development site — listing's own words: "STCA" (28 Varna Street, Waverley, NSW 2024) (listing rea-152132204 (rea), first seen 2026-08-24)
2026-08-14 — Development site — listing's own words: "STCA" (28 Varna Street, Waverley, NSW 2024) (listing rea-152046036 (rea), first seen 2026-08-14)
2026-08-14 — Development site — listing's own words: "STCA" (31 Langlee Avenue, Waverley, NSW 2024) (listing rea-152004384 (rea), first seen 2026-08-14)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Waverley PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1131 — 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 Waverley — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
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.