The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 54 comparable auction sales (3 of this exact configuration) · model runs ±15% 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 |
|---|---|---|---|
| 37 Harris St | 3 bd · 1 ba | $2.04M | May 2025 |
| 102 Rothschild Av | 3 bd · 1 ba | $2.92M | Mar 2025 |
Suburb risk flags
flood exposure 42% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 45 — around sydney average · 22 min walk to Green Square · ~8 min train to the CBD · trains ~every 8 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 Rosebery — 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, Rosebery · postcode 2018
$1600/wk median live asking rent for 3-bed homes in Rosebery (3 live rental listings on agency websites, this week's sweep).
$1100–$1380/wk is what 3-bed houses in 2018 actually transact for (middle half of 65 bonds lodged, last 12 mo · median $1200/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $872 → $1300/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2018, 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 |
|---|---|---|---|
| 15 Aug 2026 | Sold prior | $2,120,000 | NGFarah |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Rosebery, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 730/4 Stedman Street | by 17 Aug 2026 | $920,000 | 2 | Meriton |
| 415/54 Rosebery Avenue | by 17 Aug 2026 | $1,030,000 | 2 | Meriton |
| G43/29 Rothschild Avenue | by 17 Aug 2026 | $1,480,000 | 3 | Meriton |
| 516/3 Confectioners Way | by 17 Aug 2026 | $1,200,000 | 2 | Meriton |
| 615/2 Spring Street | by 17 Aug 2026 | $965,000 | 2 | 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.
What's changing in Rosebery — recent local signals
2026-02-06 — Place of worship departure — 5-15 EPSOM ROAD ROSEBERY 2018 ($613k) (institutional-signals.json (PAN-610583, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Gardeners Rd PS (primary) · J J Cahill MHS (secondary)
4 primary schools within 2 km · ICSEA ~1056 — 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 Rosebery — 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.