Currently listed — $3,800,000
4 bed · 2 bath · 2 car · House · 461 m² land
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 34 comparable auction sales (7 of this exact configuration) · model runs ±15% for this configuration · confidence held at Low — under 20 same-configuration sales · adjusted for this block's land size · 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
What we've tracked
- 28 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 31 Aug 2026 asking $3.8M
- 1 Sept 2026 on market 3+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 23 Ethel St | 4 bd · 3 ba | $4.22M | Apr 2025 |
| 23 Ethel St | 4 bd · 3 ba | $4.22M | Apr 2025 |
| 2/237 Woodland St | 4 bd · 2 ba | $2.85M | Feb 2025 |
| 106a Griffiths St | 4 bd · 2 ba | $3.05M | Nov 2024 |
| 23 West St | 4 bd · 3 ba | $5.35M | Oct 2024 |
Suburb risk flags
crime index: 24 — below sydney average · ferries ~every 5 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 Balgowlah — 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
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
⏱ Days on market — this campaign
3 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.
Rent evidence — asking vs transacted, Balgowlah · postcode 2093
$1818–$2325/wk is what 4-bed houses in 2093 actually transact for (middle half of 12 bonds lodged, Q2 2026 · median $2100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1225 → $2000/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2093, 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.
Land — for a house, the land is the asset
461 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Agencies' own published sales nearby — Balgowlah, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 19 Hill Street | 17 Aug 2026 | $2,830,000 | 3 | Cunninghams |
| 102 Condamine Street | 30 July 2026 | $4,000,000 | 4 | Cunninghams |
| 1/20 Kitchener Street | 14 July 2026 | $2,370,000 | 3 | Cunninghams |
| 2/1 Brighton Street | 20 Mar 2026 | $2,310,000 | 3 | Cunninghams |
| 159 Balgowlah Road | 11 Mar 2026 | $2,600,000 | 4 | Cunninghams |
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.
Similar properties — on the market now
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Balgowlah 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.
What's changing in Balgowlah — recent local signals
2025-10-13 — Petrol station invest — 487 SYDNEY ROAD BALGOWLAH 2093 ($127k) (institutional-signals.json (PAN-577428, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Balgowlah Hts PS (primary) · The Forest HS (secondary)
5 primary schools within 2 km · ICSEA ~1136 — 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 Balgowlah — 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.