📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 255 comparable auction sales · model runs ±15% for this configuration · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~14% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 3 Kent St | 4 bd · 2 ba | $3.25M | Sept 2025 |
| 122 Midson Rd | 3 bd · 1 ba | $2.06M | Sept 2025 |
| 83 Chelmsford Av | 5 bd · 2 ba | $3.3M | Sept 2025 |
| 29 Broadway Cct | 3 bd · 2 ba | $1.81M | Sept 2025 |
| 158 Carlingford Rd | 5 bd · 2 ba | $2.45M | Sept 2025 |
| 5 Dunmore Rd | 5 bd · 3 ba | $3.42M | Sept 2025 |
Suburb risk flags
crime index: 24 — below sydney average · trains ~every 2 min at peak
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 Epping — 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
🎓 School catchments
Epping WPS (primary) · Epping BHS (secondary)
🏫 4 primary schools within 2 km · ICSEA ~1126 — 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 Epping — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
🔨 Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 25 July 2026 | Postponed | withheld | Uniland Real Estate | Epping & Castle Hill |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint leverage score, 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.