📋 The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Medium — based on 64 comparable auction sales · model runs ±11% for this configuration · the model's typical miss is ~14% against published results — every hit and miss
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 |
| 3331/90 Belmore St | 3 bd · 2 ba | $1.3M | Sept 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
- Fair value: AI PropertyEye price model 2026-07-09-v3c — trained on 138,399 published auction sales; 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
🏗 Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Zone MU1 (Mixed Use) 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 | Est. cost | Lodged |
|---|---|---|---|---|
| ~146 m · 109-129 Blaxland Road Ryde 2112 | Alterations And Additions To Commercial Development, Change Of Use | Determined | $150k | 2021-06-30 |
| ~146 m · 109-129 Blaxland Road Ryde 2112 | Alterations And Additions To Commercial Development, Change Of Use | Determined | $217k | 2020-12-22 |
| ~146 m · 109 Blaxland Road Ryde 2112 | Commercial Development, Advertising And Signage, Alterations Or Additions To An Existing Building Or Structure | Determined | $55k | 2025-09-10 |
| ~148 m · 2 Pope Street Ryde 2112 | Demolition, Mixed Use Development | Determined | $15.06M | 2021-08-25 |
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. Verify any application on the NSW Planning Portal.
🎓 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.
🔨 Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 18 July 2026 | Sold prior | $850,000 | Stone Real Estate Lindfield |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.