The listing we observed
6 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Neil Robson · last observed 12 Nov 2026← swipe · 10 photos
Currently listed — $2,000,000 ▼ Reduced 11% · $250k · 8 days ago
6 bed · 2 bath · 2 car · House · 582 m² land
Asking price cut 11% ($250k, from $2,250,000 to $2,000,000) 8 days ago. 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.
What deserves a closer look
- price cut $250k — to $2M
- auction: Passed in (Cassidy Real Estate)
- asking $2.25M
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 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.
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.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1 Bruce St | 6 bd · 6 ba | $3.02M | June 2025 |
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
- 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
What changed recently?
- 2 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 7 Oct 2026 asking $2.25M
- 31 Oct 2026 auction: Passed in (Cassidy Real Estate)
- 6 Nov 2026 price cut $250k — to $2M
- 15 Nov 2026 on market 43+ 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
43 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
$1500–$2000/wk is what 5-bed houses in 2112 actually transact for (middle half of 13 bonds lodged, Q2 2026 · median $1900/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
582 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 31 Oct 2026 | Passed in | withheld | Cassidy Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,100,000
57 Samuel Street
Ryde
5 bed · 3 bath · 2 car
$1,850,000
27 Eagle Street
Ryde
5 bed · 3 bath · 1 car
$1,850,000
2 Parkes Street
Ryde
5 bed · 2 bath · 1 car
$2,150,000
9 Beazley Street
Ryde
5 bed · 3 bath · 2 car
$1,850,000
1/19 Deakin Street
West Ryde · 1.8 km away
5 bed · 3 bath · 2 car
$2,200,000
2 Salerwong Place
Ryde
5 bed · 1 bath · 6 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 6, 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.
It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 8% less than comparable homes that sold under the hammer.
Half sold within 34 days, 75% within three months.
Like-for-like within bedroom and property-type groups · 46 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
What's changing in Ryde — recent local signals
2026-11-07 — Development site — listing's own words: "STCA" (161 Quarry Road, Ryde, NSW 2112) (listing rea-152417304 (rea), first seen 2026-11-07)
2026-11-05 — Development site — listing's own words: "STCA" (316 Blaxland Road, Ryde, NSW 2112) (listing rea-152851068 (rea), first seen 2026-11-05)
2026-11-04 — Development site — listing's own words: "development site" (142 Quarry Road, Ryde, NSW 2112) (listing rea-152842592 (rea), first seen 2026-11-04)
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.