Agent price guide record · Melrose Estate Agents - Ryde - Ryde

Ahmad Malas

In the last two years, Ahmad Malas sold 10 properties with a published guide, finishing on average 3.6% below guide. The typical distance between guide and result, in either direction, was 4.7%.

−3.6%below guide

Average result against advertised guide, the last two years.

Data to 31 Aug 2026 · 10 sales with a published guide · Methodology

60th percentile

Results closer to guide than 60% of ranked Sydney agents (235th of 588).

  • In Ermington: −3.2% against +0.3% for the suburb overall
Typical miss
4.7%either direction
Sales with a guide
10the last two years
Median sale price
$2.16M
Median days on market
44
Sales recorded
10since 2025

From the numbers

What stands out

  • Median time on market was 44 days, slower than the 18-day median for agents in the same suburbs.

Suburbs

Where they sell

Suburbs where Ahmad Malas sells
SuburbSalesTheir avg gapSuburb gap
Ermington4−3.2% below guide+0.3% at guide
Dundas Valley2+1.8% above guide0.0% at guide
West Ryde2−8.8% below guide+2.2% above guide
Parramatta1−6.0% below guide−1.1% below guide
Rydalmere1−3.0% below guide−0.5% below guide

Their average gap in each suburb, beside the median gap for all sales there. How this is measured

Trend

Results against guide, month by month

Ahmad Malas: average gap between sale price and advertised guide, by monthAbove the guide line, sales finished above the advertised guide. Below it, under. The bars show how many sales each month is based on. Months with few sales swing more.

Average gap each month fewer than 5 sales

Ahmad Malas: average gap between sale price and advertised guide, by month
MonthGuide gapSales with a guide
Sep 2024No data0
Oct 2024No data0
Nov 2024No data0
Dec 2024No data0
Jan 2025No data0
Feb 2025No data0
Mar 2025No data0
Apr 2025No data0
May 2025−3.0% (below guide)1
Jun 2025No data0
Jul 2025No data0
Aug 2025No data0
Sep 2025−2.4% (below guide)2
Oct 2025−7.8% (below guide)3
Nov 2025−4.1% (below guide)2
Dec 2025+5.8% (above guide)1
Jan 2026No data0
Feb 2026No data0
Mar 2026No data0
Apr 2026−2.1% (below guide)1
May 2026No data0
Jun 2026No data0
Jul 2026No data0
Aug 2026No data0

Sold

Recent results

Recent sales by Ahmad Malas with guide and result
PropertySoldGuideResultGap
1/4-5 Dean CrescentUnit · Ermington30 Apr 2026—$1.2MGuide midpoint$1.18M−2.1% below guide
8A Summers StHouse · Dundas Valley5 Dec 2025—$2.08MGuide midpoint$2.2M+5.8% above guide
8 Summers StHouse · Dundas Valley21 Nov 2025—$2.25MGuide midpoint$2.2M−2.2% below guide
42 Morton StHouse · Parramatta14 Nov 2025—$2.26MGuide midpoint$2.13M−6.0% below guide
89 Winbourne StHouse · West Ryde29 Oct 2025—$4MGuide midpoint$3.65M−8.8% below guide
89 Winbourne StHouse · West Ryde16 Oct 2025—$4MGuide midpoint$3.65M−8.8% below guide
13 Ulm StHouse · Ermington7 Oct 2025—$2.55MGuide midpoint$2.4M−5.9% below guide
9 Fyall StHouse · Ermington24 Sep 2025—$1.93MGuide midpoint$1.93M0.0% at guide
5 Kingsford StHouse · Ermington19 Sep 2025—$1.85MGuide midpoint$1.76M−4.9% below guide
423 Victoria RdHouse · Rydalmere6 May 2025—$1.5MGuide midpoint$1.46M−3.0% below guide

These figures measure how sale prices compared with advertised guides. A result above guide can reflect strong competition on the day as much as the guide itself. How this is measured