Baulkham Hills suburb intelligence · all Sydney suburbs · building dossier
Your buyer evidence guide
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
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 2026-10-23The strata scheme
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2005No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Medium — based on 48 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
| Address | Config | Sold | When |
|---|---|---|---|
| 3/41 Railway St | 3 bd · 2 ba | $1.6M | Sept 2025 |
| 1/3-5 Graham Cr | 3 bd · 2 ba | $1.4M | July 2025 |
| 15/3-7 James St | 3 bd · 2 ba | $1.35M | June 2025 |
| 2/9-11 Owen Av | 3 bd · 2 ba | $1.73M | May 2025 |
| 7/19-23 Chelsea Av | 3 bd · 2 ba | $1.37M | May 2025 |
| 2/16-18 Edward St | 3 bd · 2 ba | $1.39M | May 2025 |
crime index: 22 — below sydney average · metro ~every 4 min at peak
These are due-diligence prompts, not a verdict on this property.
$836–$1100/wk is what 3-bed units in 2153 actually transact for (middle half of 18 bonds lodged, Q2 2026 · median $988/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $500 → $770/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2153, 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.
Not enough Baulkham Hills unit auctions on record to show a trend — this fills in as the archive grows.
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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 29 Aug 2026 | Withdrawn | withheld | Laing + Simmons Baulkham Hills |
| 22 Aug 2026 | Postponed | withheld | Laing + Simmons Baulkham Hills |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 40/17 Conie Avenue | by 9 Nov 2026 | $1,260,000 | 3 | Laing+Simmons |
| 16/19-23 Watkins Road | by 4 Nov 2026 | $1,295,000 | 3 | Laing+Simmons |
| 8/22-26 Edward Street | by 19 Sept 2026 | $1,340,000 | 3 | Laing+Simmons |
| 5/14-16 John Street | by 16 Aug 2026 | $1,360,000 | 3 | Laing+Simmons |
| 12/2 Conie Avenue | by 16 Aug 2026 | $980,000 | 3 | 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.
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 66 days.
62% sold within three months of the scheduled auction.
1,548 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
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.
Strata plan SP74562 registered 2005 — the building is at least 21 years old · 12 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.
Jasper Rd PS (primary) · Model Farms HS (secondary)
6 primary schools within 2 km · ICSEA ~1125 — 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 Baulkham Hills — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
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.