The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 143 comparable auction sales (12 of this exact configuration) · model runs ±15% 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
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 48 Ainsworth St | 3 bd · 2 ba | $3.12M | Sept 2025 |
| 88 Ryan St | 3 bd · 2 ba | $2.15M | June 2025 |
| 47 Lamb St | 3 bd · 2 ba | $2.92M | June 2025 |
| 18 Emmerick St | 3 bd · 1 ba | $2.38M | May 2025 |
Suburb risk flags
crime index: 52 — around sydney average · light rail ~every 6 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 Lilyfield — 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, Lilyfield · postcode 2040
$1122–$1350/wk is what 3-bed houses in 2040 actually transact for (middle half of 42 bonds lodged, Q2 2026 · median $1200/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $800 → $1110/wk · 0% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2040, 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 |
|---|---|---|---|
| 22 Aug 2026 | Sold prior | withheld | Belle Property Annandale |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Lilyfield, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 2/295 Lilyfield Road | 17 July 2026 | $1,030,000 | 2 | Harris Partners |
| 3 Victoria Street | 12 Mar 2026 | $3,150,000 | 4 | Harris Partners |
| 121 Charles Street | 1 Aug 2025 | $3,210,000 | 3 | Harris Partners |
| 445 Balmain Road | 26 May 2024 | $1,925,000 | 3 | Harris Partners |
| 2/34-38 Paling Street | 30 Nov 2023 | $1,320,000 | 2 | 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.
School catchments
Orange Grove PS (primary) · SSC Balmain (secondary)
7 primary schools within 2 km · ICSEA ~1129 — 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 Lilyfield — 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.