The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 200 comparable auction sales (3 of this exact configuration) · model runs ±11% 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
Suburb risk flags
crime index: 25 — below sydney average · trains ~every 15 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
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Rent evidence — asking vs transacted, Georges Hall · postcode 2198
$900/week median new-tenancy rent for houses in 2198 (2026Q2, 32 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $565 → $900/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2198, 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 |
|---|---|---|---|
| 1 Aug 2026 | Sold after | withheld | Richard Matthews Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 30 June 2015 | $700,000 | — |
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 Georges Hall — recent local signals
2025-08-01 — Education new — 1 ENDEAVOUR ROAD GEORGES HALL 2198 ($1159k) (institutional-signals.json (PAN-558416, OnlineDA))
2025-06-03 — Education new — 3A-5 HAIG AVENUE GEORGES HALL 2198 ($3450k) (institutional-signals.json (PAN-540375, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Georges Hall PS (primary) · Bass HS (secondary)
2 primary schools within 2 km · ICSEA ~964 — 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 Georges Hall — 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?
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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.