Comparable Sales Analysis

Off-market

6 Thistle St, Surrey Hills

House · 4 Bed · 2.5 Bath · 915m² · single storey · Boroondara — Surrey Hills (3127)

Prepared for Zhedi Wu & Joe Paul · 12 June 2026 · Benchmarked against 18 Surrey Hills 4-bed house sales (last 6 months), assessed against client budget

Land

915 m²

Configuration

4 Bed · 2.5 Bath

Storeys

Single storey

Finish

Renovated · High quality

Features

Pool · workshop · wide frontage

Parking

Double garage (direct access)

Material

Weatherboard

School Zone

Camberwell

Position

Quiet — no through traffic

Agent

Jellis Craig

Client Budget

$2.3M – $2.5M

Comfortable purchase range

Absolute Maximum

$2.8M

Hard budget ceiling — do not exceed

Vendor Expectation

$2.7M – $2.9M

Top of the range sits above the ceiling

★ Most Comparable Sales

These three are the closest like-for-like reads on 6 Thistle St. 17 James St is the standout — the most recent sale and the truest reflection of today's market.

Assessed Value

Positioned at the top of the would-buy band

Within the $2.8M ceiling

$2.70M – $2.85M

Most likely ≈ $2.75M · hard ceiling $2.80M

The most comparable sales land at $2.58M–$2.70M, with 17 James St ($2.59M, May) the truest read on the current market — though all three are investor or old-reno grade. 6 Thistle St sits a step above on finish, pool, garage and the Camberwell zone, lifting it to the top of the would-buy band (peaking at 30 Middlesex Rd, $2.78M). The next rung up — renovated, high-quality 8 Lille St — sold for $2.905M (a $3.208M offer declined), which is over the budget ceiling. Net of the 5% softening since March, today's value lands around $2.70M–$2.85M.

Best current-market read

$2.59M

17 James St — most comparable, recent, Box Hill zone

Buy-zone ceiling

$2.777M

30 Middlesex Rd — top would-buy sale, old reno

Walk-away line

> $2.80M

Over budget ceiling — e.g. 8 Lille St $2.905M

Sold Prices vs the Client's Budget

Would buy — in budget & on spec In budget, but spec-compromised Over budget ceiling Budget $2.3–2.5M $2.8M absolute max

Comparable Sales — Detailed Notes

Address	Sold Price	Sold	Land	$/m²	Config	Finish	Assessment	Notes

What This Tells Us

$2.59M

The market's clearest signal

17 James St — the most comparable, most recent sale — sets the current-market read; 6 Thistle St's better finish, pool and zone lift it from there.

$2.8M

The ceiling does the sorting

Every "No" above $2.8M is a budget call, not a quality one — including 8 Lille St, the nearest renovated comp.

−5%

The market is the lever

Softening since March is the main reason a quality home like this could be secured at or under the $2.8M ceiling.

📉

Market Sentiment

The market has shifted since March. Several early-2026 results are stronger than they would be today. When guiding on price now, factor in a 5% softening versus these recorded sale prices — this works in the client's favour.