The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Craig Chapman · last observed 25 Oct 2026← swipe · 10 photos
Currently listed — $1,250,000 ▼ Reduced 3.8% · $50k · 1 day ago
4 bed · 1 bath · 2 car · House · 1091 m² land
Asking price cut 3.8% ($50k, from $1,300,000 to $1,250,000) 1 day ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
What deserves a closer look
- price cut $50k — to $1.25M
- asking $1.3M
- first tracked by our radar (the portal doesn't publish its list date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
NO CONFIDENT READ
The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1 Curlewis Cr | 4 bd · 1 ba | $1.4M | Nov 2025 |
| 5 Couvreur St | 4 bd · 2 ba | $1.51M | Sept 2025 |
| 10 Savery St | 4 bd · 2 ba | $1.2M | Sept 2025 |
| 10 Ogilvie Pl | 4 bd · 2 ba | $1.32M | Mar 2025 |
| 105 Fitchett St | 4 bd · 2 ba | $1.3M | Oct 2024 |
Where every number comes from
- Comps: published Domain auction results for Garran — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
What changed recently?
- 22 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 22 Oct 2026 asking $1.3M
- 2 Nov 2026 price cut $50k — to $1.25M
- 3 Nov 2026 on market 12+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
12 days since our daily sweep first saw this listing.
The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.
Land — for a house, the land is the asset
1,091 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Similar properties — on the market now
$1,249,000
40B Hurley Street
Mawson · 2.6 km away
4 bed · 2 bath · 2 car
$1,265,000
10B Aurora Close
Mawson · 2.6 km away
4 bed · 3 bath · 2 car
$1,300,000
5 Markham Street
Mawson · 2.6 km away
4 bed · 2 bath · 2 car
▼ Reduced 3.7% · $50k · 4 weeks ago
$1,325,000
1/146 Kitchener Street
Garran
4 bed · 2 bath · 2 car
$1,350,000
2/10 Gilmore Crescent
Garran
3 bed · 2 bath · 2 car
$1,129,000
7 Laseron Place
Mawson · 2.6 km away
3 bed · 1 bath
▼ Reduced 1.7% · $20k · 6 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Garran or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
What's changing in Garran — recent local signals
2026-08-24 — Sold in one line — listing's own words: "in one line" (107-109 Gilmore Crescent, Garran, ACT 2605) (listing rea-150570116 (rea), first seen 2026-08-24)
2026-08-20 — Development site — listing's own words: "development opportunity" (30 Ingamells Street, Garran, ACT 2605) (listing rea-151812432 (rea), first seen 2026-08-20)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.