← Board · Umina Beach — prices, sales, schools, crime

56 Ryans Road, Umina Beach

Strata plan SP49801 · 31 lots (NSW Strata Hub) · registered 1995-05-11 (age floor) · VG property id 79608

This building has 22 recorded sales since 2014; 100% of its 4 tracked resales sold above the owner's purchase price. Every figure below is a government record with its source named — and the last section lists what the public record cannot tell you.

56 Ryans Rd, Umina Beach has 31 strata lots with 22 recorded sales since 2014. In the past 3 years, 9 units sold, and all 4 resale pairs studied sold above their previous purchase price. In the postcode, 1-bedroom rents have a median of $450/wk with the middle half between $420–$480/wk; 2-bedroom rents have a median of $550/wk ($505–$600/wk); and 3-bedroom rents have a median of $690/wk ($632–$792/wk).

Written by AI from the government records on this page — checked figure-by-figure against them (2026-08-28). A description of the record, never advice.

Every sale in this building

22 priced transfers on the public record since 2014. Across 4 same-unit resales, owners held a median 4 years and 100% sold above what they paid (median +3.7%/yr gross — price only, before costs and any renovation).

In the last three years, 9 lots changed hands — 29% of the scheme's 31 lots. Trailing 36 months of VG transfers ÷ registered lot count.

Unit 14$732k2026-06-12

Unit 10$730k2026-01-13

Unit 12$722k2025-09-02

Unit 23$750k2025-01-09

Unit 27$720k2024-11-22

Unit 26$750k2024-08-07

NSW Valuer General bulk property sales information (CC-BY), every lot sharing this building's property id; unit labels are the register's own strings. Transfers under 3 months apart are excluded as double entries; growth figures are gross price movements, not returns.

What units here actually rent for

1-bed$420–$480/wkmedian $45015 bonds, Q2 2026

2-bed$505–$600/wkmedian $55031 bonds, Q2 2026

3-bed$632–$792/wkmedian $69026 bonds, last 12 mo

Real transacted rents — every residential bond lodged in postcode 2257 (NSW Fair Trading, CC-BY). Postcode is the finest geography the source publishes; the middle half (25th–75th percentile) is shown because identical floor plans in one building can lease hundreds apart.

Nearby buildings with dossiers

3 Morris St17 sales · 100% of resales above purchase

154 West St10 sales · 16 lots · 67% of resales above purchase

311 Trafalgar Ave9 sales · 15 lots

213 West St23 sales · 20 lots · 33% of resales above purchase

What this dossier cannot tell you

Stated so a gap never reads as a clean bill (rule 7's positive form — silence is not evidence):

The strata books. Levies, the capital-works (sinking) fund, insurance, AGM minutes, and any defect claims in progress are not public records. Only a strata report — a paid inspection of the owners corporation's own books — has them. If you are serious about a unit here, buy that report; nothing on this page substitutes for it.
When the building was actually completed. The 1995 registration date is a floor — the scheme existed by then. Occupation certificates aren't in our sources; a conveyancer can obtain them.
Bedrooms on sales records. The Valuer General publishes no bedroom counts, so the sales above are every configuration pooled — a $732k sale and a $1.38M sale may be different-sized homes, not a price swing.
This building's own rents. Bond data is postcode-grain — the ranges above are the area's real transactions, not this building's ledger.
Why any individual vendor is selling. The patterns above are the building's record; no line on this page is a claim about a particular home or owner.

© State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au. VG figures: NSW Valuer General bulk property sales information (CC-BY). Every fact above names its source; where a source doesn't cover this building, the section doesn't appear.