The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 121 comparable auction sales (41 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/34 Junction Rd | 2 bd · 1 ba | $1.36M | July 2025 |
| 4/14A Henson St | 2 bd · 1 ba | $1.17M | June 2025 |
| 14/44 Grosvenor Cr | 2 bd · 1 ba | $957k | June 2025 |
| 8/12 Prospect Rd | 2 bd · 1 ba | $860k | May 2025 |
| 20/5B Gower St | 2 bd · 1 ba | $1.06M | Apr 2025 |
| 10/63 Kensington Rd | 2 bd · 1 ba | $1.12M | Apr 2025 |
Suburb risk flags
crime index: 36 — below sydney average · 5 min walk to Summer Hill · ~12 min train to the CBD · light rail ~every 6 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 Summer Hill — 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, Summer Hill · postcode 2130
$680/wk median live asking rent for 2-bed homes in Summer Hill (7 live rental listings on agency websites, this week's sweep).
$688–$835/wk is what 2-bed units in 2130 actually transact for (middle half of 51 bonds lodged, Q2 2026 · median $725/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $500 → $700/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2130, 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.
Growth trend — Summer Hill units at auction
Measured like-for-like growth ≈ 2.9%/yr — 2-bed sold-price medians across 15 quarters (54 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 |
|---|---|---|---|
| 15 Aug 2026 | Sold prior | $1,640,000 | McGrath Leichhardt |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
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.
Floor space ratio 0.7:1 — the maximum gross floor area you can build is 0.7:1 times the site area.
Strata plan SP95113 · scheme parcel ~3,544 m² — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone R3 (Medium 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 |
|---|---|---|---|---|---|
| ~40 m · 55-63 Smith Street, Summer Hill, Nsw | Demolition, Alterations And Additions To Residential Development · 35 new dwellings | Determined | Refused | $11M | 2021-12-29 |
| ~53 m · 40a Carlton Crescent Summer Hill 2130 | Semi-Attached Dwelling, Alterations And Additions To Residential Development · 1 new dwelling | Withdrawn | not on record | $287k | 2020-03-23 |
| ~70 m · 55 Smith Street Summer Hill 2130 | Demolition, Boarding House · 105 new dwellings | Determined | Refused | $8.93M | 2020-11-26 |
| ~73 m · 100 Smith Street Summer Hill 2130 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $333k | 2020-10-09 |
| ~78 m · 80 Smith Street Summer Hill 2130 | Demolition | Additional Information Requested | not on record | $6k | 2026-06-19 |
| ~87 m · 34-36 Lackey Street Summer Hill 2130 | Alterations And Additions To Commercial Development | Determined | Approved | — | 2021-05-13 |
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.
The building — its registered strata scheme
Strata plan SP95113 registered 2017 — the building is at least 9 years old · 31 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
School catchments
Yeo Park IS (primary) · Dulwich HS of Visual Arts and Design (secondary)
9 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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 1000 m. Private land: green outlook, not public open space.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
Want the numbers agents don't volunteer?
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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.