The listing we observed
2 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Adam Pierce · last observed 8 Nov 2026← swipe · 10 photos
Currently listed — $1,365,000
2 bed · 2 car · House · 251 m² land
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
106 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-10-23What deserves a closer look
- asking $1.36M
- first tracked by our radar (the portal doesn't publish its list date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
CONSERVATIVE
$1.36M
the calibrated floor
LIKELY FAIR RANGE
$1.36M–$1.7M
around $1.52M mid
STRETCH CAP
$1.7M
$1.98M on the wider 80% band
Confidence: Low — based on 106 comparable auction sales (3 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-10-23
- Inputs used for this home: priced from this property's own records: block size, land value
- Comparable support: 106 sales in the wider suburb/type pool; 3 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 25 Rawson St | 2 bd · 1 ba | $1.85M | Sept 2025 |
| 72 Alfred St | 2 bd · 1 ba | $1.43M | June 2025 |
| 8 Tunbridge St | 2 bd · 1 ba | $1.4M | May 2025 |
Suburb risk flags
flood exposure 49% of the suburb · bushfire exposure 0% · aircraft noise high · crime index: 59 — around sydney average · 9 min walk to Mascot · ~10 min train to the CBD · trains ~every 8 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 2026-10-23 — trained on 172,805 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 Mascot — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
What changed recently?
- 6 Nov 2026 first tracked by our radar (the portal doesn't publish its list date)
- 6 Nov 2026 asking $1.36M
- 10 Nov 2026 on market 3+ days — first tracked by us, a lower bound
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.
Days on market — this campaign
3 days since our daily sweep first saw this listing.
The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.
Rent evidence — asking vs transacted, Mascot · postcode 2020
$750/wk median live asking rent for 2-bed homes in Mascot (7 live rental listings on agency websites, this week's sweep).
$828–$1105/wk is what 2-bed houses in 2020 actually transact for (middle half of 40 bonds lodged, last 12 mo · median $980/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $750 → $1200/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2020, 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.
Land — for a house, the land is the asset
251 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Agencies' own published sales nearby — Mascot, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 412/149-161 O'riordan Street | by 9 Oct 2026 | $840,000 | 3 | Laing+Simmons |
| 17/109 O'Riordan Street | 10 Sept 2026 | $850,000 | 2 | Harris Partners |
| 162/3-9 Church Avenue | by 17 Aug 2026 | $735,000 | 1 | Meriton |
| 515/10 Galloway Street | by 17 Aug 2026 | $770,000 | 1 | Meriton |
| 320/8 Galloway Street | by 17 Aug 2026 | $760,000 | 1 | Meriton |
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.
Similar properties — on the market now
$1,300,000
95 Robey Street
Mascot
2 bed · 1 bath
▼ Reduced 7.1% · $100k · 3 weeks ago
$1,300,000
61 Robey Street
Mascot
2 bed · 1 bath
$1,450,000
5 Underwood Avenue
Botany · 2.3 km away
3 bed · 1 bath · 5 car
$1,280,000
50 Macdonald Street
Erskineville · 2.8 km away
2 bed · 1 bath
$1,250,000
15 Lyne Lane
Alexandria · 2.4 km away
2 bed · 1 bath
$1,495,000
104 Unwins Bridge Road
St Peters · 2.3 km away
2 bed · 1 bath
The 6 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Mascot or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
What's changing in Mascot — recent local signals
2026-10-06 — Development site — listing's own words: "STCA" (170 Coward Street, Mascot, NSW 2020) (listing rea-152546732 (rea), first seen 2026-10-06)
2026-09-07 — Development site — listing's own words: "STCA" (26 Linden Street, Mascot, NSW 2020) (listing rea-152261080 (rea), first seen 2026-09-07)
2026-08-26 — Development site — listing's own words: "STCA" (87A Maloney Street, Mascot, NSW 2020) (listing rea-152154172 (rea), first seen 2026-08-26)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.