The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 169 comparable auction sales (6 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 216/1 Missenden Rd | 2 bd · 1 ba | $800k | June 2025 |
| 4/25 Barr St | 2 bd · 2 ba | $1.43M | June 2025 |
| 602/1-3 Larkin St | 2 bd · 2 ba | $1.32M | June 2025 |
Suburb risk flags
crime index: 100 — well above sydney average · 16 min walk to Newtown · ~8 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 Camperdown — 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
Local rents — postcode 2050 units, new tenancies
$870/week median new-tenancy unit rent in 2050 (2026Q2, 173 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Camperdown units at auction
Measured like-for-like growth ≈ 2.4%/yr — 1-bed sold-price medians across 16 quarters (55 sales).
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 11 July 2026 | Sold prior | $1,950,000 | Raine & Horne Newtown |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Camperdown, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 35/5-13 Larkin Street | 25 May 2026 | $1,080,000 | 2 | Harris Partners |
| 24/5-13 Larkin Street | 16 Jan 2026 | $550,000 | 1 | Harris Partners |
| 202/1 Layton Street | 4 Apr 2025 | $850,000 | 1 | Harris Partners |
| 11/1 Barr Street | 22 Jan 2025 | $1,155,000 | 2 | Harris Partners |
| 204/1 Layton Street | 22 Nov 2024 | $1,460,000 | 2 | 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 3 July 2026 | $1,950,000 | — |
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).
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Zone R2 (Low Density Residential) under the INNER WEST LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~33 m · 30 Gibbens Street Camperdown 2050 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Determined | not on record | $1.45M | 2025-11-17 |
| ~38 m · 22 Gibbens Street Camperdown 2050 | Alterations And Additions To Residential Development · 1 new dwelling | Deferred Commencement | Approved, with conditions | $500k | 2022-06-23 |
| ~52 m · 29 Gibbens Street Camperdown 2050 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $589k | 2025-07-21 |
| ~76 m · 15 Fowler Street Camperdown 2050 | Commercial Development, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Determined | not on record | $4k | 2026-03-27 |
| ~110 m · 28 Eton Street Camperdown 2050 | Demolition, Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $492k | 2025-01-13 |
| ~115 m · 7 Roberts Street Camperdown 2050 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $494k | 2026-02-19 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
What's changing in Camperdown — recent local signals
2026-07-23 — Health departure — 9-11 LAYTON STREET CAMPERDOWN 2050 ($423k) (institutional-signals.json (PAN-659262, OnlineDA))
2025-08-08 — Education invest — 10 MISSENDEN ROAD CAMPERDOWN 2050 ($5281k) (institutional-signals.json (PAN-549668, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Newtown NPS (primary) · SSC Blackwattle Bay (secondary)
10 primary schools within 2 km · ICSEA ~1098 — 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.