Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 74 comparable auction sales (11 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value, previous sale · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 74 sales in the wider suburb/type pool; 11 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
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 tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at 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
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 1967 and has 6 lots; ask for the strata report, planned works and levies.
- 3 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.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Ryde · postcode 2112
$610–$850/wk is what 2-bed units in 2112 actually transact for (middle half of 131 bonds lodged, Q2 2026 · median $800/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $490 → $712/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units 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.
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 31 Jan 2026 | Sold prior | $775,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 22 Oct 2016 | $587,500 | — |
| 14 Sept 2023 | $705,555 | +20.1% over 6.9 yrs |
| 15 Jan 2026 | $775,000 | +9.8% over 2.3 yrs |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Planning & zoning — R4 High Density Residential
Apartments. Expect towers and ongoing development around you.
Height limit 9.5m (≈ 3 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Floor space ratio 1:1 — the maximum gross floor area you can build is 1:1 times the site area.
Strata plan SP50940 — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone R4 (High Density Residential) under the RYDE LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~123 m · 59 Princes Street Ryde 2112 | Pools / Decks / Fencing | Determined | Approved | $33k | 2021-07-20 |
| ~125 m · 21 Gladstone Avenue Ryde 2112 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $43k | 2025-10-29 |
| ~125 m · 21 Gladstone Avenue Ryde 2112 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Deferred Commencement | not on record | $18k | 2026-06-10 |
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.
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 SP2946 registered 1967 — the building is at least 59 years old · 6 lots in the scheme (small scheme — levies and decisions shared among few owners).
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
2026-08-31 — Development site — listing's own words: "STCA" (6A Quarry Road, Ryde, NSW 2112) (listing rea-152197168 (rea), first seen 2026-08-31)
2026-08-29 — Development site — listing's own words: "STCA" (19 Watts Road, Ryde, NSW 2112) (listing rea-151754660 (rea), first seen 2026-08-29)
2026-08-27 — Development site — listing's own words: "development potential (STCA)" (24 Zola Avenue, Ryde, NSW 2112) (listing rea-152167724 (rea), first seen 2026-08-27)
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.
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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
Want the numbers agents don't volunteer?
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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.