The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
McGrath - RYDE · last observed 21 Oct 2026
← swipe · 10 photos
Currently listed — $1,800,000 ▼ Reduced 5.3% · $100k · 2 cuts
3 bed · 1 bath · 2 car · House · 670 m² land
Asking price cut 5.3% ($100k, from $1,900,000 to $1,800,000) 1 day ago — the 2nd cut of this campaign. The vendor has already moved once: negotiate below the NEW asking, not at it.
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
Planning activity nearby
5 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- price cut $100k — to $1.8M
- price cut $100k — to $1.9M
- asking $2M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which nearby applications affect this home, and what stage has each actually reached?
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
NO CONFIDENT READ
The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
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
- 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
What changed recently?
- 22 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 22 Aug 2026 asking $2M
- 5 Oct 2026 price cut $100k — to $1.9M
- 21 Oct 2026 price cut $100k — to $1.8M
- 23 Oct 2026 on market 61+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 5 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
61 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.
Rent evidence — asking vs transacted, Ryde · postcode 2112
$850–$1138/wk is what 3-bed houses in 2112 actually transact for (middle half of 26 bonds lodged, Q2 2026 · median $900/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $692 → $1040/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2112, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Land — for a house, the land is the asset
670 m² · up to ~335 m² of floor space under the current FSR (a guide — setbacks and height also apply)
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Development potential — how Ryde City Council treats the work you might do
Refuses 4.76% of the development applications it decides · off-street parking 1.85% (determinations to Nov 2023).
The full outlook — every category with confidence ranges, which plan elements come unstuck, and the heritage effect by category — is under Explore the area.
Agencies' own published sales nearby — Ryde, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 612/23 Porter Street | by 20 Oct 2026 | $750,000 | 2 | Meriton |
| 122/21 Porter Street | by 17 Aug 2026 | $715,000 | 2 | 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.
Similar properties — on the market now
$1,800,000
100 Quarry Road
Ryde
3 bed · 2 bath · 4 car
$1,780,000
8 Cressy Road
Ryde
4 bed · 1 bath · 2 car
$1,700,000
7 Rocca Street
Ryde
3 bed · 1 bath · 1 car
▼ Reduced 15% · $300k · 3 weeks ago
$1,900,000
3 Brian Street
Ryde
3 bed · 1 bath · 1 car
$1,900,000
61 Argyle Avenue
Ryde
3 bed · 1 bath · 2 car
$1,900,000
16 Truscott Street
North Ryde · 2.7 km away
4 bed · 1 bath · 2 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Ryde or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Floor space ratio 0.5:1 — the maximum gross floor area you can build is 0.5:1 times the site area. On this 670 m² block that's up to ~335 m² of floor space (a guide — clause exceptions, setbacks and height limits also apply).
Registered lot 67/DP12670 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Zone R2 (Low Density Residential) under the RYDE LEP, as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development outlook — how often Ryde City Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 3.74% (1.91–7.2%) | 1.4× (NSW 2.63%) | 8 refused of 214 · 3 approved with conditions |
| Off-street parking | 1.85% (0.33–9.77%) | 0.7× (NSW 2.58%) | 1 refused of 54 |
| Pool, deck or fence | 3.01% (1.18–7.48%) | 1.7× (NSW 1.73%) | 4 refused of 133 · 1 approved with conditions |
| Granny flat | too few to rate | — (NSW 4.45%) | 0 refused of 25 · 2 approved with conditions |
| Knock down & rebuild | too few to rate | — (NSW 11.55%) | 0 refused of 13 |
Across all application types Ryde City Council refused 4.76% (3.55–6.35%) of the 904 development applications it decided.
Where these applications come unstuck
The refusal rate above says how strict the council is. This says which part of a plan is exposed — measured across all 192,284 NSW development applications, not just this council. Each is an association: plenty of applications carrying these elements are approved, and nothing here is a verdict on a proposal you haven't made yet.
- Alterations & additions — a new vehicle crossing cut into the front boundary (refused 7.27% vs 2.59% for this kind of work generally — 2.8×, on 220 applications); excavation or a new lower level (refused 6.71% vs 2.54% for this kind of work generally — 2.64×, on 611 applications)
- Off-street parking — a new vehicle crossing cut into the front boundary (refused 8.45% vs 2.42% for this kind of work generally — 3.49×, on 284 applications)
- Pool, deck or fence — excavation or a new lower level (refused 6.22% vs 1.61% for this kind of work generally — 3.88×, on 659 applications); full demolition and rebuild (refused 4.97% vs 1.6% for this kind of work generally — 3.12×, on 965 applications)
- Knock down & rebuild — excavation or a new lower level (refused 25.78% vs 9.36% for this kind of work generally — 2.75×, on 256 applications); full demolition and rebuild (refused 19.91% vs 10.46% for this kind of work generally — 1.9×, on 221 applications)
Determinations lodged on the NSW Planning Portal up to Nov 2023 — the published dataset stops there, so this is a record of how the council has behaved, not a forecast and not a statement about any particular application. Rates cover development applications only; modifications and reviews of an earlier decision are excluded. A rate is shown only where at least 30 applications were decided — below that the counts are given instead, because a percentage from a handful of decisions is not a fact about a council. "Approved with conditions" is a consent, not a refusal, and is never counted as one.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~15 m · 101 Quarry Road Ryde 2112 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Determined | not on record | $380k | 2026-07-07 |
| ~92 m · 64 Greene Avenue Ryde 2112 | Demolition, Dwelling House, Subdivision · 2 new dwellings | Withdrawn | not on record | $1.43M | 2026-05-14 |
| ~92 m · 64 Greene Avenue Ryde 2112 | Demolition, Dwelling House, Subdivision · 2 new dwellings | Under Assessment | not on record | $1.57M | 2026-07-07 |
| ~104 m · 59 Woodbine Crescent Ryde 2112 | Dwelling, Secondary Dwelling · 2 new dwellings | Determined | Approved | $547k | 2021-02-02 |
| ~129 m · 1 Bruce Street Ryde 2112 | Subdivision | Determined | not on record | — | 2025-10-08 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
What's changing in Ryde — recent local signals
2026-10-08 — Development site — listing's own words: "STCA" (4 Kenneth Street, Ryde, NSW 2112) (listing rea-152567764 (rea), first seen 2026-10-08)
2026-10-08 — Development site — listing's own words: "STCA" (22 Parry Street, Ryde, NSW 2112) (listing rea-152573624 (rea), first seen 2026-10-08)
2026-10-04 — Development site — listing's own words: "STCA" (319-321 Blaxland Road, Ryde, NSW 2112) (listing rea-149271496 (rea), first seen 2026-10-04)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Ryde EPS (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.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. 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.