The listing we observed
2 bedrooms · Terrace
Listing details describe the advertised home. They do not verify its condition or approved use.
Dragon Australia Pty Ltd · last observed 2 Oct 2026
← swipe · 10 photos
Currently listed
2 bed · 2 bath · 1 car · Terrace
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
16 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-15What deserves a closer look
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
CONSERVATIVE
$1.7M
the calibrated floor
LIKELY FAIR RANGE
$1.7M–$2.12M
around $1.89M mid
STRETCH CAP
$2.12M
$2.44M on the wider 80% band
Confidence: Low — based on 16 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~12% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: no per-address records were available; this uses location and configuration only
- Comparable support: 16 sales in the wider suburb/type pool
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Suburb risk flags
crime index: 100 — well above sydney average · 24 min walk to Rozelle Bay Light Rail · ~20 min light rail to the CBD · light rail ~every 6 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
What changed recently?
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Glebe · postcode 2037
$850–$1100/wk is what 2-bed houses in 2037 actually transact for (middle half of 21 bonds lodged, Q2 2026 · median $900/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $850 → $1100/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2037, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Agencies' own published sales nearby — Glebe, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 325/14 Griffin Place | 13 Aug 2026 | $1,795,000 | 2 | Harris Partners |
| 7/11 Rosebank Street | 10 Nov 2025 | $1,600,000 | 3 | Harris Partners |
| 3/44 Boyce Street | 27 Sept 2025 | $550,000 | — | Harris Partners |
| 58/51 Hereford Street | 27 Oct 2024 | $370,000 | 1 | Harris Partners |
| 11/23-25 Cook Street | 16 Oct 2024 | $1,880,000 | 3 | Harris Partners |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
What's changing in Glebe — recent local signals
2026-09-21 — Development site — listing's own words: "STCA" (18 Ferry Road, Glebe, NSW 2037) (listing rea-152401544 (rea), first seen 2026-09-21)
2026-09-21 — Development site — listing's own words: "STCA" (3 Campbell Street, Glebe, NSW 2037) (listing rea-152286720 (rea), first seen 2026-09-21)
2026-09-17 — Development site — listing's own words: "STCA" (172 Glebe Point Road, Glebe, NSW 2037) (listing rea-152379240 (rea), first seen 2026-09-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Glebe PS (primary) · SSC Balmain (secondary)
7 primary schools within 2 km · ICSEA ~1109 — 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 Glebe — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, 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.