The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 517 comparable auction sales (27 of this exact configuration) · model runs ±12% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 41 Malvern Av | 3 bd · 1 ba | $2.29M | Sept 2025 |
| 2A Roseneath Pl | 3 bd · 1 ba | $1.77M | July 2025 |
Suburb risk flags
crime index: 22 — below sydney average · metro ~every 4 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 Baulkham Hills — 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, Baulkham Hills · postcode 2153
$768–$884/wk is what 3-bed houses in 2153 actually transact for (middle half of 60 bonds lodged, Q2 2026 · median $850/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $585 → $900/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 25 July 2026 | Passed in | withheld | Ray White Baulkham Hills |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Baulkham Hills, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 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.
⏭ It passed in — what happens next — the question the listing stops at
Homes in Baulkham Hills that passed in and later sold went for about the same as comparable homes that sold under the hammer.
Half sold within 33 days, 76% within three months.
Like-for-like within bedroom and property-type groups · 142 comparable sales in Baulkham Hills, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
School catchments
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.
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.