The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 140 comparable auction sales (0 of this exact configuration) · model runs ±21% 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 |
|---|---|---|---|
| 2 Ambrym Av | 4 bd · 4 ba | $2.4M | May 2025 |
| 154 Blackbutts Rd | 4 bd · 2 ba | $2.36M | May 2025 |
| 4 Bowman Av | 4 bd · 2 ba | $2.6M | Apr 2025 |
Suburb risk flags
crime index: 19 — below sydney average
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 Frenchs Forest — 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, Frenchs Forest · postcode 2086
$1400–$1658/wk is what 4-bed houses in 2086 actually transact for (middle half of 48 bonds lodged, last 12 mo · median $1550/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $880 → $1338/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2086, 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 |
|---|---|---|---|
| 8 Aug 2026 | Sold prior | withheld | JDH Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Frenchs Forest, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 64 The Esplanade | 28 May 2026 | $2,270,000 | 4 | Cunninghams |
| 20 Patanga Road | 8 May 2026 | $2,260,000 | 4 | Cunninghams |
| 2 Irma Place | 28 Apr 2026 | $3,300,000 | 4 | Cunninghams |
| 59 Prince Charles Road | 14 Apr 2026 | $2,510,000 | 3 | Cunninghams |
| 49 Karingal Crescent | 27 Feb 2026 | $2,460,000 | 3 | 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.
What's changing in Frenchs Forest — recent local signals
2025-12-10 — Health invest — 1 1 SKYLINE PLACE FRENCHS FOREST 2086 ($4901k) (institutional-signals.json (PAN-597733, OnlineDA))
2025-09-11 — Aged care / seniors departure — 12 GLADYS AVENUE FRENCHS FOREST 2086 ($18607k) (institutional-signals.json (PAN-569420, OnlineDA))
2025-03-14 — Childcare invest — 5 SKYLINE PLACE FRENCHS FOREST 2086 ($523k) (institutional-signals.json (PAN-511064, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Frenchs Forest PS (primary) · The Forest HS (secondary)
4 primary schools within 2 km · ICSEA ~1108 — 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 Frenchs Forest — 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?
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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.