Currently listed — $3,950,000
3 bed · 2 bath · 1 car · House · 556 m² land
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 67 comparable auction sales (5 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
- 16 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 24 Aug 2026 asking $3.95M
- 28 Aug 2026 on market 11+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 8 Cobar St | 3 bd · 2 ba | $4.62M | Sept 2025 |
| 236 High St | 3 bd · 2 ba | $3.03M | June 2025 |
| 2A Clanwilliam St | 3 bd · 1 ba | $2.41M | May 2025 |
| 1a Council St | 3 bd · 1 ba | $3.26M | Apr 2025 |
| 164 Mowbray Rd | 3 bd · 1 ba | $2.05M | Apr 2025 |
Suburb risk flags
crime index: 17 — below sydney average · 25 min walk to Artarmon · ~12 min train to the CBD · trains ~every 4 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 Willoughby — 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
11 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, Willoughby · postcode 2068
$1225–$1625/wk is what 3-bed houses in 2068 actually transact for (middle half of 15 bonds lodged, Q2 2026 · median $1250/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $978 → $1525/wk · +10% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2068, 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
556 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 — Willoughby, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 26 Hollywood Crescent | 12 Aug 2025 | $2,600,000 | — | 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.
Similar properties — on the market now
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Willoughby 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 27 Oct 2023 | $3,500,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
What's changing in Willoughby — recent local signals
2026-08-17 — Childcare invest — 443 WILLOUGHBY ROAD WILLOUGHBY 2068 ($3014k) (institutional-signals.json (PAN-660641, OnlineDA))
2026-05-22 — Childcare new — 443 WILLOUGHBY ROAD WILLOUGHBY 2068 ($3014k) (institutional-signals.json (PAN-636546, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Willoughby PS (primary) · Chatswood HS (secondary)
4 primary schools within 2 km · ICSEA ~1154 — 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 Willoughby — 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.