📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 97 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 |
|---|---|---|---|
| 22 Wombeyan St | 5 bd · 3 ba | $2.85M | May 2025 |
| 10 Davidson Av | 4 bd · 3 ba | $3.7M | Sept 2025 |
| 1 Iraga Pl | 3 bd · 1 ba | $2.72M | July 2025 |
| 2 Yiremba Pl | 4 bd · 3 ba | $3.1M | June 2025 |
| 98 Lady Davidson Cct | 3 bd · 2 ba | $1.95M | June 2025 |
| B113/2-4 Darley St | 1 bd · 1 ba | $675k | June 2025 |
Suburb risk flags
crime index: 16 — below 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 Forestville — 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 NORTHERN BEACHES 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.
🚧 Development applications — at & near this address
| Where | Proposal | Status | Est. cost | Lodged |
|---|---|---|---|---|
| ~31 m · 103 Arthur Street Forestville 2087 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure | Determined | $140k | 2025-10-02 |
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
Forestville PS (primary) · Killarney Hts HS (secondary)
🏫 4 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 |
|---|---|---|---|
| 18 July 2026 | Sold prior | withheld | Raine & Horne Lower North Shore |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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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.