Agent price guide record · Ray White - Parramatta|Oatlands|Northmead|Greystanes
Lee (Xuelin) Xiao
Across 14 sales with a published guide in the last two years, Lee (Xuelin) Xiao's results landed on average 0.6% below the advertised guide. The typical distance between guide and result, in either direction, was 2.1%.
−0.6%below guide
Average result against advertised guide, the last two years.
94th percentile
Results closer to guide than 94% of ranked Sydney agents (37th of 588).
- In Parramatta: −1.0% against −1.1% for the suburb overall
- Typical miss
- 2.1%either direction
- Sales with a guide
- 14the last two years
- Median sale price
- $625k
- Median days on market
- 13
- Sales recorded
- 15since 2025
From the numbers
What stands out
- Results track guides more closely than most agents: ranked 37th of 588 for smallest typical gap.
- Median time on market was 13 days, quicker than the 18-day median for agents in the same suburbs.
- A Parramatta specialist: 86% of guide-matched sales were there.
Suburbs
Where they sell
| Suburb | Sales | Their avg gap | Suburb gap |
|---|---|---|---|
| Parramatta | 12 | −1.0% below guide | −1.1% below guide |
| Merrylands West | 1 | +5.3% above guide | — |
| North Parramatta | 1 | −2.4% below guide | 0.0% 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
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 | No data | 0 |
| Aug 2025 | +1.1% (above guide) | 3 |
| Sep 2025 | −2.6% (below guide) | 3 |
| Oct 2025 | 0.0% (at guide) | 5 |
| Nov 2025 | −1.9% (below guide) | 1 |
| Dec 2025 | −2.4% (below guide) | 1 |
| Jan 2026 | No data | 0 |
| Feb 2026 | No data | 0 |
| Mar 2026 | No data | 0 |
| Apr 2026 | No data | 0 |
| May 2026 | 0.0% (at 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 |
|---|---|---|---|---|
| 1/24 Campbell StUnit · Parramatta | 30 May 2026— | $489kGuide midpoint | $489k | 0.0% at guide |
| 23/35-37 Ross StUnit · North Parramatta | 3 Dec 2025— | $635kGuide midpoint | $620k | −2.4% below guide |
| 3703/11 Hassall StUnit · Parramatta | 18 Nov 2025— | $795kGuide midpoint | $780k | −1.9% below guide |
| 603/36-46 Cowper StUnit · Parramatta | 29 Oct 2025— | $615kGuide midpoint | $603k | −2.0% below guide |
| 6/109-113 George StUnit · Parramatta | 18 Oct 2025— | $590kGuide midpoint | $600k | +1.7% above guide |
| 5101/330 Church StUnit · Parramatta | 15 Oct 2025— | $830kGuide midpoint | $815k | −1.8% below guide |
| 17/2-6 Campbell StUnit · Parramatta | 13 Oct 2025— | $575kGuide midpoint | $575k | 0.0% at guide |
| 910/6 River Rd WestUnit · Parramatta | 7 Oct 2025— | $613kGuide midpoint | $625k | +2.0% above guide |
| 2801/11 Hassall StUnit · Parramatta | 25 Sep 2025— | $739kGuide midpoint | $725k | −1.9% below guide |
| 46/5 Union StUnit · Parramatta | 22 Sep 2025— | $615kGuide midpoint | $570k | −7.3% below guide |
| 23/26-30 Hassall StUnit · Parramatta | 5 Sep 2025— | $715kGuide midpoint | $725k | +1.4% above guide |
| 1/12 Early StUnit · Parramatta | 29 Aug 2025— | $490kGuide midpoint | $490k | 0.0% at guide |
| 14/100 Kenyons RdUnit · Merrylands West | 25 Aug 2025— | $750kGuide midpoint | $790k | +5.3% above guide |
| 28/9-11 Cowper StUnit · Parramatta | 15 Aug 2025— | $815kGuide midpoint | $798k | −2.1% below guide |
Compare
Other agents in Parramatta
| # | Agent | Typical miss | Sales |
|---|---|---|---|
| 1 | Bobby ZhuRay White - Parramatta|Oatlands|Northmead|Greystanes | 1.7% | 15 |
| 2 | Sam DalglieshMcGrath - Parramatta | 1.9% | 9 |
| 3 | Steven FanRay White - Parramatta|Oatlands|Northmead|Greystanes | 2.5% | 12 |
| 4 | (Bobby) Bo ZhuRay White - Parramatta|Oatlands|Northmead|Greystanes | 2.6% | 10 |
| 5 | Team Aaron X RowanMcGrath - Parramatta | 4.2% | 20 |
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