📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 17 comparable auction sales · 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 |
|---|---|---|---|
| 20/18 Negus Cr | 3 bd · 2 ba | $1M | Nov 2025 |
| 4 Beechworth St | 3 bd · 2 ba | $810k | Sept 2025 |
| 124/395 Antill St | 3 bd · 2 ba | $850k | Dec 2024 |
| 426 Antill St | 3 bd · 1 ba | $725k | Nov 2023 |
| 225 Aspinall St | 3 bd · 2 ba | $1.09M | May 2023 |
| 78 Ian Nicol St | 3 bd · 1 ba | $600k | Apr 2023 |
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 Watson — suburb × configuration matches, not hyper-matched to this address
📈 Growth trend — Watson units at auction
Not enough Watson unit auctions on record to show a trend — this fills in as the archive grows.
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 |
|---|---|---|---|
| 8 Aug 2026 | Sold after | withheld | Bastion Property Group |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
🏚 Construction risk — what no listing tells you
NSW research: over half of Sydney apartments carry at least one defect type; more than one in four carry three or more. Defects are the norm, not the exception — 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.
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.