The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 54 comparable auction sales (5 of this exact configuration) · model runs ±12% 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
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2D St John St | 3 bd · 2 ba | $2.41M | Sept 2025 |
| 3 Summer Hill St | 3 bd · 2 ba | $2.37M | Mar 2025 |
Suburb risk flags
crime index: 56 — around sydney average · light rail ~every 6 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
- Comps: published Domain auction results for Lewisham — 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
Rent evidence — asking vs transacted, Lewisham · postcode 2049
$995–$1300/wk is what 3-bed houses in 2049 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $1192/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $775 → $1062/wk · +2% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2049, 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 |
|---|---|---|---|
| 15 Aug 2026 | Sold | withheld | Ray White Ashfield | Summer Hill |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Lewisham, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 115/20 Hudson Street | by 17 Aug 2026 | $870,000 | 2 | Meriton |
| 230/12 Hudson Street | by 17 Aug 2026 | $850,000 | 2 | Meriton |
| 206/16 Hudson Street | by 17 Aug 2026 | $960,000 | 2 | Meriton |
| 813/20 Hudson St | by 17 Aug 2026 | $1,030,000 | 2 | Meriton |
| 207 New Canterbury Road | 24 Sept 2025 | $1,500,000 | 3 | 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.
What's changing in Lewisham — recent local signals
2025-05-30 — Aged care / seniors invest — 2B WEST STREET LEWISHAM 2049 ($236238k) (institutional-signals.json (PAN-535200, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Petersham PS (primary) · Dulwich HS of Visual Arts and Design (secondary)
10 primary schools within 2 km · ICSEA ~1101 — 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 Lewisham — 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.