Currently listed — $850,000
2 bed · 2 bath · 2 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 106 comparable auction sales (0 of this exact configuration) · model runs ±19% 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
What we've tracked
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 29 Aug 2026 asking $850k
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1/6-8 Avondale Rd | 2 bd · 1 ba | $545k | June 2025 |
| 13/26 Armadale St | 2 bd · 1 ba | $781k | Mar 2025 |
| 5/61 Kooyong Rd | 2 bd · 1 ba | $540k | Feb 2025 |
| 1/16 Fulton St | 2 bd · 1 ba | $675k | Nov 2024 |
| 9/12 St James Rd | 2 bd · 1 ba | $560k | Oct 2024 |
| 4/41 Sutherland Rd | 2 bd · 1 ba | $675k | Oct 2024 |
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 Armadale — 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
Growth trend — Armadale units at auction
Measured like-for-like growth ≈ 2.1%/yr — 2-bed sold-price medians across 14 quarters (55 sales).
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.
Similar properties — on the market now
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Armadale 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.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — 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.