📋 The Property Brief — what the evidence shows. You draw the conclusion.
CONSERVATIVE
$482k
the calibrated floor
LIKELY FAIR RANGE
$482k–$597k
around $532k mid
STRETCH CAP
$597k
$662k on the wider 80% band
Confidence: Medium — based on 51 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~14% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/10 Bouverie Pl | 2 bd · 1 ba | $527k | May 2025 |
| 36/12 Kirkland Ct | 2 bd · 1 ba | $415k | May 2025 |
| 4/53 Memorial Av | 2 bd · 1 ba | $415k | May 2025 |
| 5/41 Houston St | 2 bd · 1 ba | $520k | May 2025 |
| 16 Lehmann Wk | 2 bd · 1 ba | $539k | May 2025 |
| 1/20 Howard St | 2 bd · 1 ba | $438k | Feb 2025 |
Where every number comes from
- Fair value: AI PropertyEye price model 2026-07-09-v3c — trained on 138,399 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Epping — suburb × configuration matches, not hyper-matched to this address
🔨 Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 25 July 2026 | Sold prior | $475,000 | Fletchers Inner North |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint leverage score, 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.