2 bed · 2 bath · 1 car · Apartment / Unit
Confirmed against published auction results.
Your buyer evidence guide
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
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 2026-09-15Planning activity nearby
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 areaNo dated campaign events are available here. That does not establish that the asking price or agent has never changed.
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Medium — based on 74 comparable auction sales (23 of this exact configuration) · model runs ±11% for this configuration
| 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 |
crime index: 33 — below sydney average · 24 min walk to Meadowbank · ~20 min train to the CBD · trains ~every 8 min at peak
These are due-diligence prompts, not a verdict on this property.
$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.
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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 5 Sept 2026 | Sold | $765,000 | Ray White Burwood |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
| 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.
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, 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.
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Zone R2 (Low 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.
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~31 m · 54 Belmore Street Ryde 2112 | Attached Dwelling · 1 new dwelling | Withdrawn | not on record | $743k | 2021-01-20 |
| ~83 m · 321 Morrison Road Ryde 2112 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $330k | 2021-03-17 |
| ~102 m · 2 Sutherland Avenue Ryde 2112 | Attached Dwelling, Dual Occupancy · 2 new dwellings | Determined | Approved | $1M | 2021-07-30 |
| ~145 m · 50 Belmore Street Ryde 2112 | Subdivision Of Land · 2 new dwellings | Determined | Approved | $4k | 2021-01-04 |
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.
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.
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.
Meadowbank 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.
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.