📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 124 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 |
|---|---|---|---|
| 48 Ainsworth St | 3 bd · 2 ba | $3.12M | Sept 2025 |
| 88 Ryan St | 3 bd · 2 ba | $2.15M | June 2025 |
| 47 Lamb St | 3 bd · 2 ba | $2.92M | June 2025 |
| 18 Emmerick St | 3 bd · 1 ba | $2.38M | May 2025 |
| 37 Starling St | 4 bd · 2 ba | $2.95M | Sept 2025 |
| 447 Balmain Rd | 5 bd · 2 ba | $2.39M | Sept 2025 |
Suburb risk flags
crime index: 52 — around sydney average · light rail ~every 6 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 Lilyfield — 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 — R1 General Residential
A mix of housing types — houses through to apartments — permitted.
🏛 Heritage conservation area — Brennan's Estate Heritage Conservation Area. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Zone R1 (General Residential) under the INNER WEST LEP · heritage from the NSW Heritage Map layer, 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.
🚧 Development applications — at & near this address
| Where | Proposal | Status | Est. cost | Lodged |
|---|---|---|---|---|
| ~27 m · 41 Ryan Street Lilyfield 2040 | Demolition, Dwelling House, Erection Of A New Structure · 2 new dwellings | Determined | $1.1M | 2025-05-29 |
| ~32 m · 39 Ryan Street Lilyfield 2040 | Pools / Decks / Fencing, Garages, Carports And Car Parking Spaces | Determined | $42k | 2021-07-26 |
| ~56 m · 62 Ryan Street Lilyfield 2040 | Demolition, Alterations And Additions To Residential Development | Determined | $48k | 2020-08-12 |
| ~62 m · 42 Lamb Street Lilyfield 2040 | Demolition | Determined | $2k | 2025-06-20 |
| ~63 m · 48 Lamb Street Lilyfield 2040 | Demolition | Withdrawn | $1k | 2026-04-10 |
| ~66 m · 75 Cecily Street Lilyfield 2040 | Demolition, Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Withdrawn | $662k | 2025-12-22 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Verify any application on the NSW Planning Portal.
🎓 School catchments
Orange Grove PS (primary) · SSC Balmain (secondary)
🏫 7 primary schools within 2 km · ICSEA ~1129 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
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 |
|---|---|---|---|
| 1 Aug 2026 | Postponed | withheld | BresicWhitney Balmain |
| 18 July 2026 | Postponed | withheld | BresicWhitney Balmain |
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.