BUYER BEWARE

9 Wildthorn Avenue, Dural NSW 2158

660% Above "Extremely High" Safe Standard
Condition 3 Active Mould Growth — NATA Lab Confirmed

This property has been listed and withdrawn three times across three agents since November 2023 — and the reports are summarised below.

NATA-CERTIFIED LAB RESULTS CONFIRM ACTIVE MOULD — CONDITION 3 (WORST CLASSIFICATION) — NOT SUITABLE FOR USE WITHOUT REMEDIATION
01

Active Mould Contamination — NATA-Certified Laboratory Confirmed

Tested 27 March 2026 by NoToxRox Building Biology.
Lab results from Eurofins (NATA Accredited, Report 1341343-ML).

Massage Room

28,000
spores/m³
460% above the "Extremely High" safe standard

Office

38,000
spores/m³
660% above the "Extremely High" safe standard

HEALTH HAZARD

  • Dominant species: Aspergillus/Penicillium — 98–99% of all spores — a documented health hazard
  • Chaetomium detected in massage room — a confirmed water damage indicator species proving chronic long-term moisture exposure
  • Active hyphal fragments (live mould growth) found across all indoor samples
  • Musty odour at entrance — microbial gases (mVOCs) being released from active growth inside the walls
Massage Room & Office CONDITION 3 Classified as Condition 3 under the ANSI/IICRC S520 international standard — active mould growth, not suitable for use without remediation
Entrance Area CONDITION 2 Mould is migrating into the main entry of the home

Indoor humidity 63.5%, driven by moisture retained in the building structure itself.

02

Listed and Unsold for Over 2.5 Years

First listed November 2023. Still unsold April 2026.

Three separate agents. Three campaigns. Zero sales.

Late 2023 Agent 1 — AGIUS Group, Dural WITHDRAWN
May 2024 Agent 2 — Manor Real Estate WITHDRAWN
Sep 2025 Agent 3 — Current listing agent STILL LISTED

The listing and withdrawal history is visible on public property data platforms.

03

Pricing vs. Comparable Sales

Asking Price $4,300,000 9 Wildthorn Ave (2026)
Direct Neighbour Sold $2,850,000 8 Wildthorn Ave (Oct 2025)
Best Comparable $3,550,000 13 Wildthorn Ave (May 2023)
$1,450,000 more than the most recent comparable sale on the same street
  • Vendor bought for $3,250,000 in June 2022 — now asking $4.3m
  • The Hills Shire acreage market declined approximately 5% year-on-year through 2024
  • High interest rates have significantly reduced buyer borrowing capacity
  • Purchased in June 2022 during elevated market conditions
04

The Mould is Structural — Rectification Required

Root cause: a large ornamental pond built directly against a below-ground wall with no adequate drainage.

  • External ground level is higher than the internal floor level of the massage room — water flows directly into the building
  • External wall moisture reading: 607 REL (extremely high)
  • Paving installed directly against the wall with no drainage clearance
  • Garden beds pressed against the building envelope
  • Subfloor drainage area blocked with debris and moisture

Works required: Excavation, pond reconfiguration or removal, waterproofing of below-ground walls, full demolition and rebuild of massage room and office.

05

Building Report — Additional Defects

🐛

Termite Risk

The property backs directly onto Category 1 bushland — the highest termite risk environment in Australia

💧

Rising Damp

High moisture readings in the office — likely shower membrane breach or rising damp. Rising damp also in the garage

🧱

Blocked Weep Holes

Blocked weep holes around the brick perimeter — moisture building up inside walls

🪵

Wood Rot

Wood rot on front, side and rear elevations. Timber under deck in direct ground contact — a known termite entry point

06

Crime — National Media Coverage on This Street

February 2026

NSW Police executed a search warrant on a property on Wildthorn Avenue, Dural.

The property was identified as the stronghold where 85-year-old grandfather Chris Baghsarian was kidnapped and tortured in a case of mistaken identity.

Three men have now been charged.

Covered nationally by ABC News, 7NEWS, Sydney Morning Herald, The Guardian, Sky News and others — the street name published repeatedly and permanently searchable online.

07

Bushfire Zone — Vegetation Category 1

The property sits within a Vegetation Category 1 bushfire zone — the highest risk classification under NSW RFS guidelines.

  • Properties within 100 metres of Category 1 vegetation are typically assigned BAL-40 or Flame Zone ratings — the two most severe
  • Any renovation or new construction requires BAL-compliant materials and approvals
  • Insurance premiums are significantly elevated; some insurers have withdrawn from this market entirely
  • Some lenders apply lower LVR limits or additional conditions on high-BAL properties
  • These factors may affect buyer eligibility and ongoing ownership costs
08

EMF — Power Lines

  • 33,000-volt (33kV) power lines located approximately 170–200 metres from the dwelling
  • Bedroom 4 recorded 0.99mG under Building Biology precautionary guidelines
  • Measurable and visible from the property
09

Disclosure Obligations

The listing agent is now in possession of a NATA-certified laboratory report confirming Condition 3 mould.

  • Under the Property and Stock Agents Act 2002 (NSW), agents must disclose any fact they know that would be relevant to a buyer's decision to purchase
  • Under the Australian Consumer Law (ACL s18, s29), active concealment of a known material defect constitutes misleading and deceptive conduct
  • Any future buyer who purchases this property and subsequently discovers the mould may have a legal claim for rescission or damages

The vendor and agent have been provided with a copy of this report.