📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 260 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 |
|---|---|---|---|
| 14 Hewitt Av | 3 bd · 3 ba | $2.15M | Sept 2025 |
| 2 Elizabeth St | 4 bd · 2 ba | $3.61M | Sept 2025 |
| 24 Bareena Av | 4 bd · 2 ba | $3.56M | Sept 2025 |
| 16 Havilah Av | 3 bd · 2 ba | $2.2M | Sept 2025 |
| 26/153-165 Grosvenor St | 4 bd · 2 ba | $2.22M | Sept 2025 |
| 26 Grosvenor St | 4 bd · 3 ba | $3.85M | Sept 2025 |
Suburb risk flags
crime index: 21 — below sydney average · trains ~every 8 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 Wahroonga — 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.
📐 Floor space ratio 0.3:1 — the maximum gross floor area you can build is 0.3:1 times the site area.
🗺 Registered lot 6/DP303404 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Zone R2 (Low Density Residential) under the KU-RING-GAI 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
Wahroonga PS (primary) · Ku-ring-gai HS (secondary)
🏫 4 primary schools within 2 km · ICSEA ~1154 — 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 |
|---|---|---|---|
| 25 July 2026 | Postponed | withheld | Ray White Upper North Shore |
| 18 July 2026 | Postponed | withheld | Ray White Upper North Shore |
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.