The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Strathfield Partners · last observed 17 Sept 2026Currently listed — $2,000,000
3 bed · 1 bath · 1 car · House · 1012 m² land
◆ Found on Strathfield Partners's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
DA Approved Duplex Site on 1,012sqm with Parkland Backdrop
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.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowHow much price evidence fits
137 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-03What deserves a closer look
- first tracked by our radar (the portal doesn't publish its list date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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 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?
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.
CONSERVATIVE
$1.98M
the calibrated floor
LIKELY FAIR RANGE
$1.98M–$2.47M
around $2.2M mid
STRETCH CAP
$2.47M
$2.84M on the wider 80% band
Confidence: Low — based on 137 comparable auction sales (16 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: block size, previous sale · the model's typical miss is ~11% 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: block size, previous sale
- Comparable support: 137 sales in the wider suburb/type pool; 16 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 |
|---|---|---|---|
| 45 Adelaide St | 3 bd · 2 ba | $2.71M | June 2025 |
| 32 Anthony Rd | 3 bd · 1 ba | $1.74M | May 2025 |
| 28 Hermitage Rd | 3 bd · 2 ba | $3.12M | May 2025 |
| 13 Glenayr Av | 3 bd · 2 ba | $2.2M | Apr 2025 |
| 41 Griffiths Av | 3 bd · 1 ba | $1.72M | Apr 2025 |
| 3 Melville St | 3 bd · 2 ba | $2.7M | Feb 2025 |
Suburb risk flags
crime index: 37 — below sydney average · 1 min walk to West Ryde · ~22 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 West 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
What changed recently?
- 10 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 17 Sept 2026 on market 7+ 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.
These are due-diligence prompts, not a verdict on this property.
⏱ 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.
Rent evidence — asking vs transacted, West Ryde · postcode 2114
$824–$912/wk is what 3-bed houses in 2114 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $855/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $650 → $850/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2114, 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
1,012 m²
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.
Similar properties — on the market now
$2,000,000
7 Rocca Street
Ryde · 1.8 km away
3 bed · 1 bath · 1 car
$2,000,000
103 Quarry Road
Ryde · 1.8 km away
3 bed · 1 bath · 2 car
$2,000,000
13A Colston Street
Ryde · 1.8 km away
4 bed · 3 bath · 1 car
$2,000,000
60 Lardelli Drive
Ryde · 1.8 km away
3 bed · 3 bath · 2 car
$2,026,000
657 Blaxland Road
Eastwood · 2.0 km away
3 bed · 2 bath · 2 car
$1,950,000
27A Malvina Street
Ryde · 1.8 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 West 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 8 Aug 2025 | $1,800,000 | — |
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).
What's changing in West Ryde — recent local signals
2026-08-28 — Sold in one line — listing's own words: "in one line" (16 & 16a & 18 & 18a Gaza Road, West Ryde, NSW 2114) (listing rea-152179696 (rea), first seen 2026-08-28)
2026-08-21 — Development site — listing's own words: "development potential (STCA)" (21 Fernvale Avenue, West Ryde, NSW 2114) (listing rea-152108780 (rea), first seen 2026-08-21)
2026-08-19 — DA-approved site — listing's own words: "DA approved" (15 Moira Avenue, West Ryde, NSW 2114) (listing rea-152083480 (rea), first seen 2026-08-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
West Ryde PS (primary) · Riverside GHS (secondary)
7 primary schools within 2 km · ICSEA ~1078 — 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 West 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.