463 Lyons Rd W, Five Dock — auction results & price estimate

Keep your inspection notes together. Saved on this browser only; no account needed.

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.

How much price evidence fits

72 sales in the wider suburb/type pool

The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.

Published auction evidence · model trained through 2026-09-15

What deserves a closer look

No dated campaign events are available here. That does not establish that the asking price or agent has never changed.

What we still cannot tell you

We do not have a current listing in this page's evidence. An address record is not proof that a home is for sale.
No settled-sale history is available in this page's records. This does not mean the home has never sold.
Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
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.

CONSERVATIVE

$2.05M

the calibrated floor

LIKELY FAIR RANGE

$2.05M–$2.7M

around $2.34M mid

STRETCH CAP

$2.7M

$3.22M on the wider 80% band

Confidence: Low — based on 72 comparable auction sales (2 of this exact configuration) · model runs ±14% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · 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

How this estimate was made

Method: AI PropertyEye tree model · trained through 2026-09-15
Inputs used for this home: priced from this property's own records: block size, land value
Comparable support: 72 sales in the wider suburb/type pool; 2 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
6 Preston Av	3 bd · 2 ba	$4.2M	Sept 2025
2 Fairlight St	3 bd · 2 ba	$3.38M	Nov 2024
49 Ingham Av	3 bd · 2 ba	$4.8M	Nov 2024

Suburb risk flags

crime index: 34 — below sydney average · 38 min walk to Ashfield · ~13 min train to the CBD · trains ~every 3 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 2026-09-15 — trained on 169,861 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 Five Dock — 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

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.

Rent evidence — asking vs transacted, Five Dock · postcode 2046

$1000–$1300/wk is what 3-bed houses in 2046 actually transact for (middle half of 34 bonds lodged, Q2 2026 · median $1198/wk — NSW Fair Trading, CC BY).

2019Q1 → 2026Q2: $820 → $1300/wk · +18% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2046, 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
12 Sept 2026	Sold	$2,120,000	Gough Property

From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.

Agencies' own published sales nearby — Five Dock, around 3 beds

Address	Sold	Price	Beds	Agency
151 First Avenue	11 Nov 2022	$2,300,000	4	Harris Partners
14 James Street	1 Sept 2022	$3,295,000	4	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.

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.

463 Lyons Rd W · Five Dock NSW 2046