The listing we observed
5 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Ray White Kellyville Ridge · last observed 27 Oct 2026Currently listed — $1,800,000
5 bed · 4 bath · 2 car · House
◆ Found on Ray White Kellyville Ridge's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
Exceptional Luxury in a Prestigious Enclave
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowWhat deserves a closer look
- auction: Passed in (Ray White Kellyville Ridge)
- first tracked by our radar (the portal doesn't publish its list date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
NO CONFIDENT READ
The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 16 Dromos Rd | 5 bd · 4 ba | $2.26M | June 2025 |
| 180 Old Pitt Town Rd | 5 bd · 3 ba | $3.5M | June 2025 |
| 21 Newmarket Pkwy | 5 bd · 3 ba | $1.16M | May 2025 |
Suburb risk flags
crime index: 57 — around sydney average
Where every number comes from
- Comps: published Domain auction results for Box Hill — 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
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
What changed recently?
- 26 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 10 Oct 2026 auction: Passed in (Ray White Kellyville Ridge)
- 27 Oct 2026 on market 61+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
61 days since our daily sweep first saw this listing.
The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.
Rent evidence — asking vs transacted, Box Hill · postcode 2765
$895–$1050/wk is what 5-bed houses in 2765 actually transact for (middle half of 166 bonds lodged, Q2 2026 · median $950/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $520 → $850/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2765, 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 |
|---|---|---|---|
| 10 Oct 2026 | Passed in | withheld | Ray White Kellyville Ridge |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Box Hill, around 5 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 10 Yamuna Parade | by 10 Sept 2026 | $1,100,000 | 5 | Ray White Colebee |
| 57 Solstice Street | by 26 Aug 2026 | $1,320,000 | 5 | Laing+Simmons |
| 43 Corona Street | by 16 Aug 2026 | $1,195,000 | 4 | 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.
Similar properties — on the market now
$1,619,000
73 Equinox Drive
Box Hill
4 bed · 4 bath · 2 car
$1,619,000
71 Equinox Drive
Box Hill
5 bed · 4 bath · 2 car
$1,489,990
94 Constellation Avenue
Box Hill
5 bed · 3 bath · 1 car
$1,470,000
59 Capella Street
Box Hill
5 bed · 3 bath · 2 car
The 4 listings above are on the market now: same house category, within 1 bedroom of 5, asking within 20% of this one, in Box Hill 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.
It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 75% within three months.
Like-for-like within bedroom and property-type groups · 49 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 12 Apr 2024 | $950,000 | — |
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).
School catchments
Box Hill PS (primary) · Rouse Hill HS (secondary)
1 primary school within 2 km · ICSEA ~1123 — 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 Box Hill — 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.