Agent price guide record · Riverbank Real Estate - MERRYLANDS | PEMULWUY

Joshua Demetriou

Across 16 sales with a published guide in the last two years, Joshua Demetriou's results landed on average 1.4% below the advertised guide. The typical distance between guide and result, in either direction, was 3.9%.

−1.4%below guide

Average result against advertised guide, the last two years.

Data to 31 Aug 2026 · 16 sales with a published guide · Methodology

69th percentile

Results closer to guide than 69% of ranked Sydney agents (185th of 588).

  • In Pemulwuy: −0.8% against −0.8% for the suburb overall
Typical miss
3.9%either direction
Sales with a guide
16the last two years
Median sale price
$746k
Median days on market
16
Sales recorded
16since 2025

Suburbs

Where they sell

Suburbs where Joshua Demetriou sells
SuburbSalesTheir avg gapSuburb gap
Pemulwuy9−0.8% below guide−0.8% below guide
Greystanes3−3.0% below guide−0.5% below guide
Guildford20.0% at guide−0.4% at guide
Harris Park1−3.2% below guide−1.0% below guide
Merrylands1−2.5% below guide−0.5% at 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

Joshua Demetriou: 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

Joshua Demetriou: 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 2025+4.1% (above guide)3
Apr 2025+4.1% (above guide)1
May 2025+1.0% (above guide)1
Jun 2025No data0
Jul 2025−11.9% (below guide)1
Aug 2025No data0
Sep 2025No data0
Oct 2025−0.5% (below guide)4
Nov 2025−5.7% (below guide)3
Dec 2025−3.0% (below guide)1
Jan 2026No data0
Feb 2026No data0
Mar 2026No data0
Apr 2026−2.8% (below guide)2
May 2026No data0
Jun 2026No data0
Jul 2026No data0
Aug 2026No data0

Sold

Recent results

Recent sales by Joshua Demetriou with guide and result
PropertySoldGuideResultGap
4/45A Weston StUnit · Harris Park24 Apr 2026—$750kGuide midpoint$726k−3.2% below guide
1/88 Merrylands RdUnit · Merrylands2 Apr 2026—$610kGuide midpoint$595k−2.5% below guide
12/268-270 Railway TerrUnit · Guildford22 Dec 2025—$505kGuide midpoint$490k−3.0% below guide
775 Merrylands RdHouse · Greystanes26 Nov 2025—$1.4MGuide midpoint$1.28M−8.2% below guide
46/120 Driftway DrUnit · Pemulwuy12 Nov 2025—$574kGuide midpoint$570k−0.7% below guide
775 Merrylands RdHouse · Greystanes11 Nov 2025—$1.4MGuide midpoint$1.28M−8.2% below guide
62/120 Driftway DrUnit · Pemulwuy28 Oct 2025—$780kGuide midpoint$765k−1.9% below guide
10/3-5 Talbot RdUnit · Guildford10 Oct 2025—$505kGuide midpoint$520k+3.0% above guide
25/120 Driftway DrUnit · Pemulwuy2 Oct 2025—$574kGuide midpoint$565k−1.6% below guide
5 Winnima CircuitHouse · Pemulwuy2 Oct 2025—$1.25MGuide midpoint$1.23M−1.6% below guide
36/124 Driftway DrUnit · Pemulwuy14 Jul 2025—$624kGuide midpoint$550k−11.9% below guide
86/13-19 Pastoral CircuitUnit · Pemulwuy1 May 2025—$624kGuide midpoint$630k+1.0% above guide
66 Condoin LnHouse · Pemulwuy2 Apr 2025—$995kGuide midpoint$1.04M+4.1% above guide
66 Condoin LnHouse · Pemulwuy19 Mar 2025—$995kGuide midpoint$1.04M+4.1% above guide
21 Stanbury AveHouse · Pemulwuy14 Mar 2025—$1.2MGuide midpoint$1.21M+0.8% above guide
114 Darling StHouse · Greystanes12 Mar 2025—$1.15MGuide midpoint$1.24M+7.4% above guide

Compare

Other agents in Pemulwuy

Other agents active in the same suburbs
#AgentTypical missSales
1Steven JosevskiRiverbank Real Estate - MERRYLANDS | PEMULWUY4.8%11

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