The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 58 comparable auction sales (0 of this exact configuration) · model runs ±19% 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 |
|---|---|---|---|
| 13 Lacilo St | 5 bd · 3 ba | $1.77M | Sept 2025 |
| 1 Boydhart St | 5 bd · 3 ba | $1.46M | July 2025 |
| 33 Multan St | 5 bd · 3 ba | $1.47M | June 2025 |
| 154 Grandeur Pde | 5 bd · 3 ba | $1.21M | June 2025 |
Suburb risk flags
crime index: 57 — around sydney average · trains ~every 30 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 Riverstone — 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, Riverstone · postcode 2765
$895–$1050/wk is what 5-bed houses in 2765 actually transact for (middle half of 166 bonds lodged, Q2 2026 · median $950/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $520 → $850/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2765, 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 | withheld | DiJones - Rhodes |
| 18 July 2026 | Postponed | withheld | DiJones - Rhodes |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Riverstone, around 5 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 17 Monk Glade | by 16 Aug 2026 | $965,000 | 4 | Laing+Simmons |
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.
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Height limit 9m (≈ 2 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Registered lots in Riverstone run 290–940 m² (middle 80% of 9 registered parcels). This one is 332 m² — inside that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R2 (Low Density Residential), as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
School catchments
Riverstone PS (primary) · Riverstone HS (secondary)
2 primary schools within 2 km · ICSEA ~1009 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. 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.