14 Example Street, Mortdale
3 bedrooms · 2 bathrooms · 2 cars · Land 506 m² (example description)
Inspected 8 November 2026 (example date). Selling agent: Example Agency (fictional).
The range above is our assessment of a reasonable buying range for this sample, not a formal valuation and not a bank valuation. The guide is the selling agent’s advertised range in this example and sits just inside the 10% span allowed for a price range in NSW (the high figure is 10% above the low figure).
Price guide versus our assessment
The selling agent’s example guide is $1,250,000 to $1,375,000. Our estimated buying range is $1,200,000 to $1,320,000, with a walk-away ceiling of $1,300,000. We would not bid through that ceiling to “win” the auction. A lender’s valuation, if and when one is instructed, may come in above or below either figure.
Comparable sales
Example sales only, selected as if they were recent (about the last three to six months), of a similar type, in the same pocket. Relativity is a qualitative judgement — inferior, similar or superior — not a mathematical adjustment.
| Address (example) | Sale date | Land | Price | Relativity |
|---|---|---|---|---|
| 9 Demonstration Ave, Mortdale | 12 Sep 2026 | 495 m² | $1,280,000 | Similar — similar land and condition; slightly smaller garden. |
| 22 Sample Street, Penshurst | 3 Aug 2026 | 556 m² | $1,350,000 | Superior — larger land, updated kitchen, quieter street. |
| 4 Illustration Road, Mortdale | 28 Jul 2026 | 460 m² | $1,175,000 | Inferior — smaller land, original bathroom, closer to the railway. |
| 17 Fiction Lane, Mortdale | 19 Jun 2026 | 520 m² | $1,310,000 | Similar — comparable land; this sample property has a more flexible living plan. |
All addresses, dates, sizes and prices in this table are fictional examples. They should not be used as evidence of real market value in Mortdale or anywhere else.
Suburb snapshot
Example figures for layout only — not current market data and not sourced from a live data provider.
A suburb median is a poor substitute for street-level comparables. Use it only as context, and verify any real statistic with a current, cited source before you rely on it.
What works, and what does not
Positives (example)
- Level, usable rear garden and a northerly aspect to living areas (example).
- Walkable to Mortdale station and local shops, which suited the sample brief.
- Internal layout is straightforward, with a second living area that could work as a study.
- Presentation is tidy; cosmetic work looks elective rather than urgent from a visual inspection only.
Negatives and risks (example)
- The house sits closer to a side street than the two quieter comparable sales — traffic should be checked at peak hour.
- A rear addition appears older than the front rooms. A building inspector should look at the junction, roof and waterproofing.
- The selling agent’s guide sits at the top of recent similar example sales. Paying through $1.30m would, in this sample, be paying for the campaign rather than the comparables.
- No survey has been sighted. Fencing and a rear studio should be confirmed as being within the boundaries.
Recommendation and walk-away ceiling
Recommendation (example): proceed to complete due diligence, and bid or offer only up to $1,300,000. The property fits the sample brief, but the guide is optimistic relative to the example comparables. We would walk away if bidding exceeds the ceiling. This is not a valuation, not a guarantee of a result, and not advice to purchase a real property.
Next steps before auction or exchange
Prepared as a sample for Keystone Buyers Agency. Photograph: Unsplash stock, not the fictional address. Printed or saved copies remain example content.