The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 42 comparable auction sales (2 of this exact configuration) · model runs ±15% for this configuration · confidence held at Low — under 20 same-configuration sales · 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
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1/168 Greenacre Rd | 3 bd · 1 ba | $410k | June 2025 |
| 4/38 Cairds Av | 3 bd · 2 ba | $885k | Apr 2025 |
| 901/16 Meredith St | 3 bd · 2 ba | $765k | Mar 2025 |
| 25G/351 Hume Hwy | 3 bd · 2 ba | $501k | Oct 2024 |
Suburb risk flags
crime index: 62 — above sydney average · trains ~every 15 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 Bankstown — 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, Bankstown · postcode 2200
$695–$780/wk is what 3-bed units in 2200 actually transact for (middle half of 23 bonds lodged, Q2 2026 · median $750/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $420 → $620/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2200, 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 — Bankstown 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):
2023Q3 $434k (4) · 2023Q4 $658k (4) · 2024Q1 $515k (3) · 2025Q2 $550k (3)
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 |
|---|---|---|---|
| 25 July 2026 | Sold | $835,000 | Pace Property Agents |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Bankstown, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 203/465 Chapel Road | by 26 Aug 2026 | $560,000 | 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.
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 SP83917 registered 2010 — the building is at least 16 years old · 31 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 Bankstown — recent local signals
2026-08-01 — Childcare new — 15 KITCHENER PARADE BANKSTOWN 2200 ($6121k) (institutional-signals.json (PAN-659273, OnlineDA))
2026-07-07 — Education invest — 18 EAST TERRACE BANKSTOWN 2200 ($447k) (institutional-signals.json (PAN-653677, OnlineDA))
2026-05-04 — Education new — 74 RICKARD ROAD BANKSTOWN 2200 ($704k) (institutional-signals.json (PAN-633682, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bankstown SIS (primary) · Bankstown GHS (secondary)
6 primary schools within 2 km · ICSEA ~970 — 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 Bankstown — 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.