The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Melrose Estate Agents - Ryde - Ryde · last observed 30 Sept 2026
← swipe · 10 photos
Currently listed — $2,200,000
3 bed · 1 bath · 3 car · House
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
285 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 2026-09-15What deserves a closer look
- asking $2.2M
- 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
- 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
$2.11M
the calibrated floor
LIKELY FAIR RANGE
$2.11M–$2.63M
around $2.35M mid
STRETCH CAP
$2.63M
$3.03M on the wider 80% band
Confidence: High — based on 285 comparable auction sales (33 of this exact configuration) · model runs ±11% for this configuration · priced from this property's own records: block size, 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 2026-09-15
- Inputs used for this home: priced from this property's own records: block size, land value, previous sale
- Comparable support: 285 sales in the wider suburb/type pool; 33 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.
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 2026-09-15 — trained on 169,861 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
- 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?
- 28 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 28 Sept 2026 asking $2.2M
- 10 Oct 2026 on market 12+ 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
12 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
$850–$1138/wk is what 3-bed houses in 2112 actually transact for (middle half of 26 bonds lodged, Q2 2026 · median $900/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.
Agencies' own published sales nearby — Ryde, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 122/21 Porter Street | by 17 Aug 2026 | $715,000 | 2 | 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.
Similar properties — on the market now
$2,200,000
42 Forrest Road
Ryde
4 bed · 2 bath · 3 car
$2,200,000
4 Kenneth Street
Ryde
3 bed · 1 bath · 2 car
New · 2 days ago
$2,200,000
45 Edmondson Street
North Ryde · 2.7 km away
3 bed · 1 bath · 1 car
$2,200,000
10A Paul Street
North Ryde · 2.7 km away
4 bed · 4 bath · 2 car
$2,170,000
8A Byron Avenue
Ryde
4 bed · 4 bath · 2 car
▼ Reduced 1.4% · $30k · 9 days ago
$2,150,000
28 Smalls Road
Ryde
4 bed · 2 bath · 2 car
▼ Reduced 2.3% · $50k · 6 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 8 May 2025 | $930,000 | — |
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 Ryde — recent local signals
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.
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.