The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 60 comparable auction sales (4 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 3 Chisholm St | 3 bd · 1 ba | $565k | June 2025 |
| 148 Addison St | 3 bd · 1 ba | $583k | June 2025 |
| 65 Citizen St | 3 bd · 2 ba | $935k | Apr 2025 |
Suburb risk flags
crime index: 62 — above sydney average
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 Goulburn — 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, Goulburn · postcode 2580
$480–$570/wk is what 3-bed houses in 2580 actually transact for (middle half of 81 bonds lodged, Q2 2026 · median $520/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $370 → $550/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2580, 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 |
|---|---|---|---|
| 15 Aug 2026 | Withdrawn | withheld | Powered by Smile Elite NSW |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Goulburn, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 6b/6 Ledger Street | by 16 Aug 2026 | $700,000 | 4 | Laing+Simmons |
| 2a Redman Street | by 16 Aug 2026 | $700,000 | 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 — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 65 days.
63% sold within three months of the scheduled auction.
1,535 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 1 Oct 1991 | $108,000 | — |
| 8 July 2021 | $380,000 | +251.9% over 29.8 yrs |
| 27 Sept 2023 | $520,000 | +36.8% over 2.2 yrs |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Want the numbers agents don't volunteer?
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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.