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WIWilliam ZhuEPPING 2121

102/31 Forest Grove, Epping NSW 2121

Analysis of 102/31 Forest Grove, Epping NSW 2121, published from a price guide prepared on 2026-07-16. Anyone who has been through this one is welcome to add what they saw.

2 bed · 2 bath · 1 car · 74m2 · unit
It sold for$750,00029 July 2026
We called$800,000a good price, called 16 July 2026
The call was6.3% highagainst the sale
WZWilliam Zhu★ ANALYSTBridge Finance · · edited 1 September 2026📌 PINNED TO TOP

Sold for $750,000, just under the bottom of our range.

  • Sold 29 July for $750,000 through Ray White Epping, which is the number the agent quoted all campaign.
  • We said $795,000 was a good price. Our range started at $760,000, so it sold just under the bottom of it.
  • Three of the four sales we used were February and March. The two dearest, $850,000 and $865,000, pulled our number up.
  • The freshest sale was 11/23-25 Forest Grove at $780,000 in June. That was the closest read on this unit.
  • 5/31 in the same building sold $850,000 in March. Same two bedrooms, same year, 78sqm against 74sqm.
  • 5/31 is ground floor with a garden courtyard and high ceilings. In a building with both, the ground floor sets the ceiling, not the middle.
  • Advertised as 105sqm. The records say 74sqm internal. The rest is balcony and car space.
$775KA BARGAIN$800KA GOOD PRICE$830KSTILL FAIR$840KA BIT OVER$850KWALK AWAY
IT SOLD FOR $750K - below our whole band ◀
What the sales said it was worth$793K
evidence $780K - $810K

It sold for $750,000. That is under the bottom of this ladder.

History & timing
ON MARKET
17 days on market when this was written
AUCTION
Auction. No cooling-off period if you buy under the hammer.
2026-07-29
Sold for $750,000.
PREVIOUSLY
Last sold $806,000, date not recorded.
What it is measured against
5/31 Forest Grove Epping NSW 2121BEST
Better
$850K
2026-03-12 路 2 78m2 路 adjusts to $806K
Same two bedrooms, same year, 78sqm against 74sqm - but ground floor with a garden courtyard and high ceilings. A different product to a unit upstairs with a balcony, and it sets the ceiling for this building rather than the middle.
11/23-25 Forest Grove Epping NSW 2121
Similar
$780K
2026-06-05 路 2 73m2 路 adjusts to $780K
Rated similar on beds, internal size - nothing here has judged condition or aspect.
39/23-25 Forest Grove Epping NSW 2121
Similar
$865K
2026-02-11 路 2 75m2 路 adjusts to $810K
Rated similar on beds, internal size - nothing here has judged condition or aspect.
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Price opinion by William Zhu, an experienced property analyst (Bridge Finance). Last updated . A price guide only, not a formal valuation, and not credit advice.

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