The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
HIVE Property · last observed 17 Oct 2026
← swipe · 10 photos
Currently listed — $2,029,000 ▼ Reduced 5.6% · $121k · 3 weeks ago
4 bed · 2 bath · 2 car · House
Asking price cut 5.6% ($121k, from $2,150,000 to $2,029,000) 3 weeks ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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
39 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 an unavailable cutoffWhat deserves a closer look
- price cut $121k — to $2.03M
- asking $2.15M
- 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
$1.6M
the calibrated floor
LIKELY FAIR RANGE
$1.6M–$2.03M
around $1.81M mid
STRETCH CAP
$2.03M
$2.3M on the wider 80% band
Confidence: Low — based on 39 comparable auction sales (10 of this exact configuration) · model runs ±12% 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
How this estimate was made
- Method: Comparable-sales grid · version 2026-08-11-v5
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 39 sales in the wider suburb/type pool; 10 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 |
|---|---|---|---|
| 38 Duffy St | 4 bd · 2 ba | $2.45M | June 2025 |
| 8 Cobb Cr | 4 bd · 2 ba | $1.3M | May 2025 |
| 42 Stephen St | 4 bd · 2 ba | $1.9M | Mar 2025 |
Where every number comes from
- Fair value: Comparable-sales grid 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 Ainslie — 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
What changed recently?
- 18 July 2026 auction: Passed in (Hive Property)
- 17 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 1 Sept 2026 asking $2.15M
- 2 Oct 2026 price cut $121k — to $2.03M
- 20 Oct 2026 on market 63+ 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
63 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 18 July 2026 | Passed in | withheld | Hive Property |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,000,000
36 Doonkuna Street
Braddon · 1.5 km away
3 bed · 2 bath · 1 car
▼ Reduced 10% · $225k · 2 weeks ago
$1,995,000
44 Miller Street
O'Connor · 3.0 km away
5 bed · 3 bath · 3 car
$2,080,000
11 Burn Street
Downer · 2.1 km away
4 bed · 3 bath · 2 car
$2,150,000
46a Girrahween Street
Braddon · 1.5 km away
4 bed · 2 bath · 2 car
$2,200,000
69 & 71 Lowanna Street
Braddon · 1.5 km away
3 bed · 1 bath · 1 car
$1,850,000
8 Tryon Street
Hackett · 2.0 km away
4 bed · 2 bath · 2 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Ainslie 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.
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.