25/17 Hall Street, ABERDEEN, NSW 2336
9 homes sold nearby. See what they went for — and what to bid on this one.
$220,000 · 2 Bed · 1 Bath · Apartment
Market Position
Below Typical Sale Prices
At $220,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
9 closed sales nearby · 17mo recency · Moderate confidence · NSW Valuer General
Sources: NSW Valuer General, Domain.com.au.
How this is calculated
We search the NSW Valuer General for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid $220,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost $11,000 before interest.
Analysing 379,000+ NSW Valuer General transactions since 2010.
What your report includes
Before You Bid
Before you bid $220,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
Property & Area Checks
Flood and hazard exposure, nearby development activity, and local signals that could affect value or bidding pressure.
Nearby Development
Data not available for this location.
Flood & Hazard
No Hazard SignalNo flood planning area or landslide risk designation found for this location.
Source: NSW Planning Hazard MapServer
Full detail available in the Pro report.
$11,000
That's what overbidding by just 5% on a $220,000 home costs you — before interest.
A $19 check before a $220,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from verified NSW property transactions
Based on 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From $39 for your strategy on a $220,000 home. Independent valuations start at $150 — same data source, fraction of the cost.
What Buyers Actually Paid Nearby
25 closed sales within 1.5km · 24 months.
Asking $220,000 sits below the typical range for similar closed sales.
Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.
Median
(baseline)
Typical Range
P25–P75
Asking position
Low
vs. closed sales
Filters: 1.5km · 24m · Unlock to adjust
Price Distribution Analysis
9 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
9
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
NSW Valuer General closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7/11 NANDOWRA ST, ABERDEEN NSW 2336 | — | 245.5m² | |
| 7/22 SEGENHOE ST, ABERDEEN NSW 2336 | — | 157.3m² |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Built on verified NSW public data
NSW Valuer General
Verified property sales data
Domain.com.au
Current property listings
Common Questions
Bid strategy figures are derived from the NSW Valuer General — NSW's official record of closed residential sale prices, verified through stamp duty. Current listings are sourced from Domain.com.au. No asking prices, no agent estimates, no automated valuations.