Currently listed — $2,500,000 ▼ Reduced 11% · $300k · 3 days ago
5 bed · 4 bath · 5 car · SemiDetached
Asking price cut 11% ($300k, from $2,800,000 to $2,500,000) 3 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 36 comparable auction sales · model runs ±15% for this configuration · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 19 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 19 Aug 2026 asking $2.8M
- 25 Aug 2026 price cut $300k — to $2.5M
- 28 Aug 2026 on market 9+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 44A Parklands Rd | 5 bd · 3 ba | $2.83M | June 2025 |
| 32 Avon Rd | 5 bd · 5 ba | $3.26M | Nov 2024 |
| 2A Ford St | 5 bd · 3 ba | $1.94M | Nov 2024 |
| 7C Truscott St | 5 bd · 3 ba | $2.63M | Oct 2024 |
Suburb risk flags
crime index: 57 — around sydney average · 1 min walk to North Ryde Metro · ~18 min metro to the CBD · metro ~every 4 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 North 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
9 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, North Ryde · postcode 2113
$1525–$1800/wk is what 5-bed houses in 2113 actually transact for (middle half of 31 bonds lodged, last 12 mo · median $1700/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $655 → $1075/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2113, 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.
Similar properties — on the market now
The 6 listings above are on the market now: same house category, within 1 bedroom of 5, asking within 20% of this one, in North 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.
What's changing in North Ryde — recent local signals
2025-09-10 — Childcare departure — 100 TWIN ROAD NORTH RYDE 2113 ($2852k) (institutional-signals.json (PAN-568401, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Truscott St PS (primary) · Ryde SC (secondary)
4 primary schools within 2 km · ICSEA ~1123 — 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 North 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.