9 Landscape Crescent, Highbury | Comparable sales and valuation

Valuation date: 4 September 2026

Status: Provisional after client inspection; before independent structural, building and contract/Form 1 review

Evidence confidence: Moderate

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Decision at a glance

Present-condition market range: A$1.18m to A$1.29m
Central read: approximately A$1.24m
Strong value: at or below A$1.20m
Supported value: A$1.21m to A$1.26m
Stretch: A$1.27m to A$1.29m, only if the remaining property-specific checks support the renovation, lower level, usable land and outlook
Above A$1.29m: outside the current evidence without stronger property-specific proof
Acquisition ceiling: Not set. This remains separate from market value and requires the client mandate, finance position, contract review and auction strategy. </aside>

Ben's view

The renovated two-storey layout, 730m² allotment and panoramic outlook place this above Highbury's dated four-bedroom stock. The strongest current evidence sits around the mid-A$1.2 millions, led by 14 Sassafras Drive, the adjusted same-street evidence at 8 Landscape Crescent and a material discount from the superior 24 Landscape Crescent sale.

The client has physically inspected the property. That removes the need to describe the home as unseen by the client, but it does not verify structural condition, retaining and drainage performance, approvals, the advertised 260m² measurement basis or the contract and Form 1.

Target property

Attribute	Current evidence	Pricing consequence
Configuration	Detached two-storey house; 4 bedrooms, 2 bathrooms and 4 advertised parking spaces	Matches the core comparable cohort
Land and size	730m² land; 260m² advertised building size	Family scale, but the area basis still needs confirmation
Condition	Renovated kitchen, upgraded bathrooms, timber floors and 11.5kW solar; client inspection completed	Supports a premium over dated stock; renovation quality still needs to be compared consistently
Outlook	Elevated hills-to-coast outlook	Main scarcity premium
Terrain	Microburbs mapped parcel point of 12.3°	Potential view premium, balanced against usable-land, retaining and drainage risk

Comparable sales

Sale	Result	Relationship to target	Pricing role
8 Landscape Crescent	A$927,500 · 31 May 2024
Provider current-adjusted indication: approximately A$1.26m	Same street; larger 930m² site; materially flatter at 5.1°	Central same-street anchor after time and property differences
24 Landscape Crescent	A$1,440,100 · 15 October 2025
Adjusted target indication: approximately A$1.27m	Same street; larger 905m² site, pool and broader improvements; 1.8° mapped slope	Superior same-street upper anchor
73 Valley View Drive	A$905,000 · 22 August 2026
Adjusted target indication: approximately A$1.06m	Similar era, two-storey scale and outlook, but materially more dated	Inferior-condition lower anchor
14 Sassafras Drive	A$1,240,000 · 14 August 2026	Upgraded four-bedroom home on 690m²; larger advertised building area	Strongest current midpoint anchor
23 Reids Road	A$1,350,000 · 3 June 2026
Adjusted target indication: approximately A$1.31m	Closely matched land and era, but more extensively revamped	Superior upper anchor
17 Old Sheoak Court	A$1,400,000 · 2 June 2026
Adjusted target indication: approximately A$1.33m	Newer, larger home with broader living and outdoor appeal	Superior upper bracket
26 Rosewood Road	A$960,000 · June 2026
Adjusted target indication: approximately A$1.11m	Useful lower evidence with thinner property-level detail	Supporting lower anchor
47 Declivity Street	A$1,234,500 · 14 July 2026	Close configuration and land size; condition and exact pocket evidence incomplete	Supporting midpoint evidence

Why the range sits here

Lower evidence: 73 Valley View shows the discount for a closely configured but more dated home.
Central evidence: 14 Sassafras at A$1.24m and the adjusted 8 Landscape result support the mid-A$1.2 millions.
Superior evidence: 24 Landscape, 23 Reids and 17 Old Sheoak restrain the target below the better renovated, larger-site or larger-home results unless the remaining checks are materially stronger than expected.
Raw cohort context: Recent four-bedroom, two-bathroom Highbury house sales span roughly A$905,000 to A$1.40m because condition, home size, land utility and outlook vary. That raw spread is not itself the target's valuation range.

Terrain and gradient treatment

The target's mapped 12.3° point is above Microburbs' 10° steep-terrain threshold and well above the Highbury average of 3.8°. The same-street mapped points are 5.1° at number 8 and 1.8° at number 24.