The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 196 comparable auction sales (81 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 11/31 Dickens St | 2 bd · 1 ba | $798k | July 2025 |
| 6/25 Selwyn Av | 2 bd · 1 ba | $673k | June 2025 |
| 3/130-132 Mitford St | 2 bd · 1 ba | $820k | June 2025 |
| 1/24 Dickens St | 2 bd · 1 ba | $868k | May 2025 |
| 1/18 Shelley St | 2 bd · 1 ba | $700k | May 2025 |
| 4/29 Avoca Av | 2 bd · 1 ba | $720k | May 2025 |
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 Elwood — suburb × configuration matches, not hyper-matched to this address
Growth trend — Elwood units at auction
Measured like-for-like growth ≈ -3.9%/yr — 2-bed sold-price medians across 16 quarters (140 sales).
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 |
|---|---|---|---|
| 15 Aug 2026 | Postponed | withheld | Gary Peer |
| 8 Aug 2026 | Postponed | withheld | Gary Peer |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.
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.