Agent price guide record · Pulse Property Agents
Ben Pike
In the last two years, Ben Pike sold 54 properties with a published guide, finishing on average 6.2% above guide. The typical distance between guide and result, in either direction, was 7.6%.
+6.2%above guide
Average result against advertised guide, the last two years.
40th percentile
Results closer to guide than 40% of ranked Sydney agents (355th of 588).
- In Cronulla: +6.3% against +2.8% for the suburb overall
- Typical miss
- 7.6%either direction
- Sales with a guide
- 54the last two years
- Median sale price
- $1.79M
- Median days on market
- 20
- Sales recorded
- 54since 2025
From the numbers
What stands out
- Median time on market was 20 days, slower than the 16-day median for agents in the same suburbs.
Suburbs
Where they sell
| Suburb | Sales | Their avg gap | Suburb gap |
|---|---|---|---|
| Cronulla | 7 | +6.3% above guide | +2.8% above guide |
| Miranda | 7 | +5.1% above guide | +3.0% above guide |
| Gymea | 6 | +6.3% above guide | +6.2% above guide |
| Caringbah | 5 | +3.2% above guide | +4.6% above guide |
| Sylvania | 4 | +3.4% above guide | +3.2% above guide |
| Caringbah South | 3 | +10.3% above guide | +6.3% above guide |
| Gymea Bay | 3 | +13.1% above guide | +6.7% above guide |
| Heathcote | 3 | +4.8% above guide | +3.6% above guide |
| Kirrawee | 3 | +5.0% above guide | +5.4% above guide |
| Woolooware | 3 | +3.5% above guide | +1.8% above guide |
| Menai | 2 | +13.3% above guide | +3.8% above guide |
| Sutherland | 2 | +9.8% above guide | +5.7% above 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
Average gap each month fewer than 5 sales
| Month | Guide gap | Sales with a guide |
|---|---|---|
| Sep 2024 | No data | 0 |
| Oct 2024 | No data | 0 |
| Nov 2024 | No data | 0 |
| Dec 2024 | No data | 0 |
| Jan 2025 | No data | 0 |
| Feb 2025 | No data | 0 |
| Mar 2025 | No data | 0 |
| Apr 2025 | No data | 0 |
| May 2025 | +4.2% (above guide) | 3 |
| Jun 2025 | +2.6% (above guide) | 6 |
| Jul 2025 | +9.1% (above guide) | 9 |
| Aug 2025 | +3.7% (above guide) | 6 |
| Sep 2025 | +9.6% (above guide) | 9 |
| Oct 2025 | +7.3% (above guide) | 10 |
| Nov 2025 | +9.8% (above guide) | 3 |
| Dec 2025 | −1.9% (below guide) | 2 |
| Jan 2026 | No data | 0 |
| Feb 2026 | −2.0% (below guide) | 1 |
| Mar 2026 | +13.4% (above guide) | 1 |
| Apr 2026 | +2.2% (above guide) | 3 |
| May 2026 | −3.2% (below guide) | 1 |
| Jun 2026 | No data | 0 |
| Jul 2026 | No data | 0 |
| Aug 2026 | No data | 0 |
Sold
Recent results
| Property | Sold | Guide | Result | Gap |
|---|---|---|---|---|
| 4/7 Matson CrescentUnit · Miranda | 27 May 2026— | $1.55MGuide midpoint | $1.5M | −3.2% below guide |
| 18 Macarthur StHouse · Sylvania | 11 Apr 2026— | $1.6MGuide midpoint | $1.7M | +5.9% above guide |
| 3/7 Hunter StUnit · Heathcote | 10 Apr 2026— | $1.15MGuide midpoint | $1.2M | +4.3% above guide |
| 7A Binalong AveHouse · Caringbah | 8 Apr 2026— | $1.75MGuide midpoint | $1.68M | −3.8% below guide |
| 41B Carter RdHouse · Menai | 10 Mar 2026— | $1.25MGuide midpoint | $1.42M | +13.4% above guide |
| 4/7 Hunter StUnit · Heathcote | 24 Feb 2026— | $750kGuide midpoint | $735k | −2.0% below guide |
| 19 Woorak CrescentHouse · Miranda | 19 Dec 2025— | $2MGuide midpoint | $1.89M | −5.5% below guide |
| 5A Formosa StHouse · Sylvania | 18 Dec 2025— | $1.4MGuide midpoint | $1.43M | +1.8% above guide |
| 4 Nyinya AveHouse · Gymea | 22 Nov 2025— | $1.75MGuide midpoint | $2M | +14.3% above guide |
| 15/616-618 Princes HwyUnit · Kirrawee | 20 Nov 2025— | $790kGuide midpoint | $835k | +5.7% above guide |
| 24 Severn RdHouse · Woronora | 19 Nov 2025— | $2.1MGuide midpoint | $2.3M | +9.5% above guide |
| 18 Chelmsford AveHouse · Cronulla | 31 Oct 2025— | $3MGuide midpoint | $3.35M | +11.7% above guide |
| 22/21-25 Burke RdUnit · Cronulla | 25 Oct 2025— | $1.45MGuide midpoint | $1.52M | +5.2% above guide |
| 20 Dodson AveHouse · Cronulla | 22 Oct 2025— | $3.4MGuide midpoint | $3.45M | +1.5% above guide |
| 43 Caringbah RdHouse · Caringbah South | 15 Oct 2025— | $2.5MGuide midpoint | $2.92M | +16.8% above guide |
| 403/680 KingswayUnit · Miranda | 10 Oct 2025— | $1.1MGuide midpoint | $1.23M | +11.8% above guide |
| 3 Cottesloe StHouse · Greenhills Beach | 8 Oct 2025— | $3.9MGuide midpoint | $3.86M | −1.0% below guide |
| 1/10-12 Epacris AveUnit · Caringbah South | 7 Oct 2025— | $1.9MGuide midpoint | $2.02M | +6.3% above guide |
| 22/38-40 Chapman StUnit · Gymea | 1 Oct 2025— | $650kGuide midpoint | $737k | +13.4% above guide |
| 211/105C Willarong RdUnit · Caringbah | 1 Oct 2025— | $990kGuide midpoint | $980k | −1.0% below guide |
Explore
Suburb profiles
- Cronulla+2.8% above guide
- Miranda+3.0% above guide
- Gymea+6.2% above guide
- Caringbah+4.6% above guide
- Sylvania+3.2% above guide
- Caringbah South+6.3% above guide
- Gymea Bay+6.7% above guide
- Heathcote+3.6% above guide
- Kirrawee+5.4% above guide
- Woolooware+1.8% above guide
- Menai+3.8% above guide
- Sutherland+5.7% above 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