The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 47 comparable auction sales (1 of this exact configuration) · model runs ±20% 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 |
|---|---|---|---|
| 49 Parr Av | 4 bd · 2 ba | $3.45M | June 2025 |
| 21 Robertson Rd | 4 bd · 3 ba | $5.5M | Nov 2024 |
Suburb risk flags
crime index: 25 — below sydney average
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 North Curl Curl — 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, North Curl Curl · postcode 2099
$1525–$1815/wk is what 4-bed houses in 2099 actually transact for (middle half of 18 bonds lodged, Q2 2026 · median $1700/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $850 → $1150/wk · -1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2099, 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 July 2026 | Passed in | withheld | Clarke & Humel Property |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — North Curl Curl, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 27 Pitt Road | 8 May 2026 | $3,430,000 | 3 | Cunninghams |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
⏭ It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 76% within three months.
Like-for-like within bedroom and property-type groups · 64 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
School catchments
Curl Curl NPS (primary) · The Forest HS (secondary)
4 primary schools within 2 km · ICSEA ~1090 — 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 North Curl Curl — 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.