The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 112 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: 36 — below sydney average · 2 min walk to Campsie Metro · ~20 min metro to the CBD · trains ~every 3 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, Campsie · postcode 2194
$480–$628/wk is what 1-bed units in 2194 actually transact for (middle half of 38 bonds lodged, Q2 2026 · median $515/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $440 → $600/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2194, 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.
Growth trend — Campsie units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q3 $708k (12) · 2024Q4 $725k (12) · 2025Q1 $628k (6) · 2025Q2 $779k (8)
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 15 Aug 2026 | Withdrawn | withheld | Ray White Canterbury |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Campsie, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 17/80 Beamish Street | by 26 Aug 2026 | $736,000 | 2 | Laing+Simmons |
| 205/363 Beamish Street | by 16 Aug 2026 | $759,000 | 2 | Laing+Simmons |
| 6/67c Second Avenue | by 16 Aug 2026 | $915,000 | 2 | Laing+Simmons |
| 4/518 Canterbury Road | by 16 Aug 2026 | $650,000 | 2 | Laing+Simmons |
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.
↩ Withdrawn from auction — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 65 days.
63% sold within three months of the scheduled auction.
1,547 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
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.
The building — its registered strata scheme
Strata plan SP100565 registered 2019 — the building is at least 7 years old · 66 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
What's changing in Campsie — recent local signals
2026-03-27 — Childcare invest — 46 CAMPSIE STREET CAMPSIE 2194 ($132k) (institutional-signals.json (PAN-625764, OnlineDA))
2025-08-06 — Childcare new — 46 CAMPSIE STREET CAMPSIE 2194 ($132k) (institutional-signals.json (PAN-557742, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Campsie PS (primary) · Kingsgrove NHS (secondary)
6 primary schools within 2 km · ICSEA ~1027 — 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 Campsie — 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.