Currently listed New · 7 days ago
2 bed · 2 bath · 1 car · ApartmentUnitFlat
Listed 7 days ago — 20 Aug 2026 is the campaign start date the portal itself publishes.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Medium — based on 74 comparable auction sales (23 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 20 Aug 2026 listed by the agency (portal date)
- 27 Aug 2026 on market 7 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 607B/41-45 Belmore St | 2 bd · 2 ba | $800k | June 2025 |
| 19/1-3 Kulgoa Av | 2 bd · 1 ba | $680k | Apr 2025 |
| 26/512 Victoria Rd | 2 bd · 2 ba | $1.05M | Feb 2025 |
| 205/5 Meikle Pl | 2 bd · 2 ba | $1.07M | Feb 2025 |
| 11/9 Isabel St | 2 bd · 1 ba | $626k | Dec 2024 |
Suburb risk flags
crime index: 33 — below sydney average · 24 min walk to Meadowbank · ~20 min train to the CBD · trains ~every 8 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Ryde — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
⏱ Days on market — this campaign
7 days since our daily sweep first saw this listing.
The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.
Local rents — postcode 2112 units, new tenancies
$712/week median new-tenancy unit rent in 2112 (2026Q2, 258 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Ryde units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q2 $960k (4) · 2024Q3 $610k (3) · 2024Q4 $820k (7) · 2025Q2 $800k (3)
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Agencies' own published sales nearby — Ryde, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 319/21 Porter Street | by 17 Aug 2026 | $610,000 | 1 | Meriton |
| 122/21 Porter Street | by 17 Aug 2026 | $715,000 | 2 | Meriton |
| 324/21 Porter Street | by 17 Aug 2026 | $605,000 | 1 | Meriton |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
The building — its registered strata scheme
Strata plan SP98936 registered 2019 — the building is at least 7 years old · 204 lots in the scheme (large scheme — expect facilities and higher levies).
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © 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.
What's changing in Ryde — recent local signals
2026-05-07 — Childcare departure — 826 VICTORIA ROAD RYDE 2112 ($3666k) (institutional-signals.json (PAN-635304, OnlineDA))
2025-10-21 — Childcare departure — 38 FREDERICK STREET RYDE 2112 ($4042k) (institutional-signals.json (PAN-580475, OnlineDA))
2025-07-16 — Childcare invest — 2 CRESCENT AVENUE RYDE 2112 ($206k) (institutional-signals.json (PAN-552847, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Ryde PS (primary) · Riverside GHS (secondary)
6 primary schools within 2 km · ICSEA ~1107 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Ryde — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.