Agent price guide record · Raine & Horne Northern Beaches
Ben Spackman
In the last two years, Ben Spackman sold 27 properties with a published guide, finishing on average 9.3% above guide. The typical distance between guide and result, in either direction, was 11.1%.
+9.3%above guide
Average result against advertised guide, the last two years.
22th percentile
Results closer to guide than 22% of ranked Sydney agents (459th of 588).
- In Mona Vale: +10.2% against +7.7% for the suburb overall
- Typical miss
- 11.1%either direction
- Sales with a guide
- 27the last two years
- Median sale price
- $2.41M
- Median days on market
- 14
- Sales recorded
- 27since 2025
From the numbers
What stands out
- Results finished further above guide than is typical where they sell: +9.3% against +6.7% for those suburbs overall.
- Median time on market was 14 days, quicker than the 29-day median for agents in the same suburbs.
- A Mona Vale specialist: 74% of guide-matched sales were there.
Suburbs
Where they sell
| Suburb | Sales | Their avg gap | Suburb gap |
|---|---|---|---|
| Mona Vale | 20 | +10.2% above guide | +7.7% above guide |
| Forestville | 2 | +4.9% above guide | +2.7% above guide |
| North Narrabeen | 2 | +13.9% above guide | +6.8% above guide |
| Bayview | 1 | +11.1% above guide | +4.0% above guide |
| Manly | 1 | −15.4% below guide | +2.9% above guide |
| Narrabeen | 1 | +13.0% above guide | +1.4% 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 | No data | 0 |
| Jun 2025 | No data | 0 |
| Jul 2025 | +5.6% (above guide) | 1 |
| Aug 2025 | 0.0% (at guide) | 1 |
| Sep 2025 | +14.5% (above guide) | 5 |
| Oct 2025 | +7.7% (above guide) | 5 |
| Nov 2025 | +9.8% (above guide) | 5 |
| Dec 2025 | +16.2% (above guide) | 1 |
| Jan 2026 | +7.9% (above guide) | 1 |
| Feb 2026 | +11.1% (above guide) | 1 |
| Mar 2026 | +6.6% (above guide) | 5 |
| Apr 2026 | No data | 0 |
| May 2026 | +8.1% (above guide) | 2 |
| Jun 2026 | No data | 0 |
| Jul 2026 | No data | 0 |
| Aug 2026 | No data | 0 |
Sold
Recent results
| Property | Sold | Guide | Result | Gap |
|---|---|---|---|---|
| 2/1630-1632 Pittwater RdUnit · Mona Vale | 6 May 2026— | $2MGuide midpoint | $2.05M | +2.5% above guide |
| 10 Maxwell StHouse · Mona Vale | 2 May 2026— | $2MGuide midpoint | $2.27M | +13.8% above guide |
| 23 Vineyard StHouse · Mona Vale | 26 Mar 2026— | $2.25MGuide midpoint | $2.73M | +21.1% above guide |
| 133 Darley St WestHouse · Mona Vale | 26 Mar 2026— | $2.6MGuide midpoint | $2.37M | −8.8% below guide |
| 31 Carefree RdHouse · North Narrabeen | 21 Mar 2026— | $2.35MGuide midpoint | $2.55M | +8.5% above guide |
| 2/90 Darley StUnit · Mona Vale | 20 Mar 2026— | $1.8MGuide midpoint | $1.8M | 0.0% at guide |
| 74 Brinawa StHouse · Mona Vale | 14 Mar 2026— | $2.25MGuide midpoint | $2.53M | +12.4% above guide |
| 3 Jendi AveHouse · Bayview | 13 Feb 2026— | $1.8MGuide midpoint | $2M | +11.1% above guide |
| 56 Samuel StHouse · Mona Vale | 29 Jan 2026— | $2.8MGuide midpoint | $3.02M | +7.9% above guide |
| 6/1634 Pittwater RdUnit · Mona Vale | 4 Dec 2025— | $1.85MGuide midpoint | $2.15M | +16.2% above guide |
| 3 Hallstrom PlHouse · Mona Vale | 28 Nov 2025— | $2.4MGuide midpoint | $3.33M | +39.0% above guide |
| 15 Landscape AveHouse · Forestville | 20 Nov 2025— | $3.5MGuide midpoint | $3.75M | +7.1% above guide |
| 702/8-13 South SteyneUnit · Manly | 20 Nov 2025— | $2.85MGuide midpoint | $2.41M | −15.4% below guide |
| 6 Waterview StHouse · Mona Vale | 12 Nov 2025— | $2.45MGuide midpoint | $2.58M | +5.5% above guide |
| 25 Lisle StHouse · Narrabeen | 12 Nov 2025— | $4MGuide midpoint | $4.52M | +13.0% above guide |
| 655 Warringah RdHouse · Forestville | 30 Oct 2025— | $1.85MGuide midpoint | $1.9M | +2.7% above guide |
| 38 Bangalow AveHouse · Mona Vale | 30 Oct 2025— | $3.2MGuide midpoint | $3.23M | +0.8% above guide |
| 11/22 Seabeach AveUnit · Mona Vale | 30 Oct 2025— | $1MGuide midpoint | $1.15M | +15.0% above guide |
| 10 Jeanette AveHouse · Mona Vale | 23 Oct 2025— | $2.55MGuide midpoint | $2.7M | +5.9% above guide |
| 51 Samuel StHouse · Mona Vale | 7 Oct 2025— | $2.15MGuide midpoint | $2.45M | +14.0% above guide |
Explore
Suburb profiles
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