The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 67 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 |
|---|---|---|---|
| 18 Nardoo Rd | 4 bd · 2 ba | $3.17M | May 2025 |
Suburb risk flags
crime index: 17 — below sydney average · 25 min walk to Artarmon · ~12 min train to the CBD · trains ~every 4 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 Willoughby — 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
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 15 Aug 2026 | Sold prior | withheld | McGrath Willoughby |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Willoughby, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 26 Hollywood Crescent | 12 Aug 2025 | $2,600,000 | — | Harris Partners |
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.
What's changing in Willoughby — recent local signals
2026-08-17 — Childcare invest — 443 WILLOUGHBY ROAD WILLOUGHBY 2068 ($3014k) (institutional-signals.json (PAN-660641, OnlineDA))
2026-05-22 — Childcare new — 443 WILLOUGHBY ROAD WILLOUGHBY 2068 ($3014k) (institutional-signals.json (PAN-636546, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Willoughby PS (primary) · Chatswood HS (secondary)
4 primary schools within 2 km · ICSEA ~1154 — 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 Willoughby — 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.