Currently listed
4 bed · 2 bath · 2 car · House · 537 m² land
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 34 comparable auction sales (7 of this exact configuration) · model runs ±13% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value, previous sale · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: block size, land value, previous sale
- Comparable support: 34 sales in the wider suburb/type pool; 7 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 23 Ethel St | 4 bd · 3 ba | $4.22M | Apr 2025 |
| 23 Ethel St | 4 bd · 3 ba | $4.22M | Apr 2025 |
| 2/237 Woodland St | 4 bd · 2 ba | $2.85M | Feb 2025 |
| 106a Griffiths St | 4 bd · 2 ba | $3.05M | Nov 2024 |
| 23 West St | 4 bd · 3 ba | $5.35M | Oct 2024 |
Suburb risk flags
crime index: 24 — below sydney average · ferries ~every 5 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Balgowlah — 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?
- 25 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 7 Sept 2026 on market 13+ 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
13 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, Balgowlah · postcode 2093
$1818–$2325/wk is what 4-bed houses in 2093 actually transact for (middle half of 12 bonds lodged, Q2 2026 · median $2100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1225 → $2000/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2093, 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.
Land — for a house, the land is the asset
537 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Agencies' own published sales nearby — Balgowlah, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 19 Hill Street | 17 Aug 2026 | $2,830,000 | 3 | Cunninghams |
| 102 Condamine Street | 30 July 2026 | $4,000,000 | 4 | Cunninghams |
| 1/20 Kitchener Street | 14 July 2026 | $2,370,000 | 3 | Cunninghams |
| 2/1 Brighton Street | 20 Mar 2026 | $2,310,000 | 3 | Cunninghams |
| 159 Balgowlah Road | 11 Mar 2026 | $2,600,000 | 4 | Cunninghams |
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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 12 Nov 2016 | $2,400,000 | — |
| 27 July 2022 | $3,150,000 | +31.3% over 5.7 yrs |
| 20 June 2024 | $3,957,000 | +25.6% over 1.9 yrs |
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 Balgowlah — recent local signals
2026-08-14 — Development site — listing's own words: "STCA" (104 Wanganella Street, Balgowlah, NSW 2093) (listing rea-151323208 (rea), first seen 2026-08-14)
2025-10-13 — Petrol station invest — 487 SYDNEY ROAD BALGOWLAH 2093 ($127k) (institutional-signals.json (PAN-577428, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Balgowlah Hts PS (primary) · The Forest HS (secondary)
5 primary schools within 2 km · ICSEA ~1136 — 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 Balgowlah — 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.