The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 83 comparable auction sales (12 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
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 5 Kemp Av | 3 bd · 1 ba | $1.72M | May 2025 |
| 200 Bath Rd | 3 bd · 1 ba | $1.56M | May 2025 |
| 19 Kirrawee Av | 3 bd · 2 ba | $2M | Apr 2025 |
Suburb risk flags
crime index: 34 — below sydney average · trains ~every 10 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 Kirrawee — 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, Kirrawee · postcode 2232
$890–$1048/wk is what 3-bed houses in 2232 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $980/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $655 → $1000/wk · +2% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2232, 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 |
|---|---|---|---|
| 8 Aug 2026 | Sold after | $1,500,000 | Pulse Property Agents |
| 1 Aug 2026 | Postponed | withheld | Pulse Property Agents |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
School catchments
Kirrawee PS (primary) · Gymea THS (secondary)
6 primary schools within 2 km · ICSEA ~1065 — 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 Kirrawee — 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.