The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 158 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 |
|---|---|---|---|
| 62 Dalmar St | 4 bd · 2 ba | $2.7M | June 2025 |
| 9 Cantor St | 4 bd · 3 ba | $2.63M | June 2025 |
| 13 Ivanhoe Rd | 4 bd · 2 ba | $3.81M | June 2025 |
Suburb risk flags
crime index: 28 — below sydney average · trains ~every 9 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 Croydon — 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, Croydon · postcode 2132
$1099–$1374/wk is what 4-bed houses in 2132 actually transact for (middle half of 20 bonds lodged, last 12 mo · median $1175/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $730 → $938/wk · +13% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2132, 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 |
|---|---|---|---|
| 29 Aug 2026 | Sold prior | withheld | Richard Matthews Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Croydon, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 1/12 Emma Road | by 29 Aug 2026 | $816,000 | 3 | Jellis Craig |
| 15/5-7 Alfrick Road | by 26 Aug 2026 | $573,000 | 3 | Jellis Craig |
| 27 Lang Street | 20 May 2026 | $1,995,000 | 3 | Harris Partners |
| 38 Croydon Road | 11 May 2025 | $1,710,000 | 3 | 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.
What's changing in Croydon — recent local signals
2026-05-08 — Education invest — 1 META STREET CROYDON 2132 ($812k) (institutional-signals.json (PAN-636189, OnlineDA))
2025-11-25 — Education departure — 1 META STREET CROYDON 2132 ($811k) (institutional-signals.json (PAN-588739, OnlineDA))
2025-11-12 — Education departure — 118 EDWIN STREET CROYDON 2132 ($52362k) (institutional-signals.json (PAN-588737, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Croydon PS (primary) · Ashfield BHS (secondary)
6 primary schools within 2 km · ICSEA ~1094 — 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 Croydon — 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.