📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 16 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~14% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 37 Government Rd | 3 bd · 3 ba | $1.25M | Dec 2024 |
| 37 Government Rd | 3 bd · 3 ba | $1.25M | Nov 2024 |
| 72 Tomaree Rd | 3 bd · 2 ba | $1.26M | Oct 2024 |
| 37 Ocean Beach Rd | 3 bd · 2 ba | $875k | July 2024 |
| 5 Ocean Beach Rd | 4 bd · 3 ba | $1.23M | June 2025 |
| 1 Victor Pde | 4 bd · 3 ba | $1.53M | Oct 2024 |
Suburb risk flags
crime index: 48 — around sydney average
Where every number comes from
- Fair value: AI PropertyEye price model 2026-07-09-v3c — trained on 138,399 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Shoal Bay — 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
🏗 Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Zone R2 (Low Density Residential) under the PORT STEPHENS LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
🎓 School catchments
Shoal Bay PS (primary) · Tomaree HS (secondary)
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.
🔨 Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 18 July 2026 | Sold | $1,050,000 | PRD Real Estate Port Stephens |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.