📋 The Property Brief — what the evidence shows. You draw the conclusion.
CONSERVATIVE
$748k
the calibrated floor
LIKELY FAIR RANGE
$748k–$927k
around $839k mid
STRETCH CAP
$927k
$1.04M on the wider 80% band
Confidence: Medium — based on 35 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~14% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/54 Edward St | 2 bd · 1 ba | $915k | July 2025 |
| 5/9 Edward St | 2 bd · 1 ba | $977k | May 2025 |
| 2/11 Waltham St | 2 bd · 2 ba | $905k | May 2025 |
| 1/8 Duff St | 2 bd · 2 ba | $1.18M | Oct 2024 |
| 2/89 Bay Rd | 2 bd · 1 ba | $845k | Sept 2024 |
| 5/40 Bamfield St | 2 bd · 1 ba | $902k | Sept 2024 |
Where every number comes from
- Fair value: AI PropertyEye price model 2026-07-09-v3c — trained on 138,399 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Sandringham — suburb × configuration matches, not hyper-matched to this address
🔨 Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 27 June 2026 | Passed in | $820,000 | Hodges Real Estate Sandringham |
| 20 June 2026 | Postponed | withheld | Hodges Real Estate Sandringham |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint leverage score, 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.