Agent price guide record · Starr Partners - Merrylands
Matt Carpenter
In the last two years, Matt Carpenter sold 19 properties with a published guide, finishing on average 0.7% below guide. The typical distance between guide and result, in either direction, was 2.8%.
−0.7%below guide
Average result against advertised guide, the last two years.
87th percentile
Results closer to guide than 87% of ranked Sydney agents (79th of 588).
- In Merrylands: +0.8% against −0.5% for the suburb overall
- Typical miss
- 2.8%either direction
- Sales with a guide
- 19the last two years
- Median sale price
- $1.05M
- Median days on market
- 18
- Sales recorded
- 19since 2025
Suburbs
Where they sell
| Suburb | Sales | Their avg gap | Suburb gap |
|---|---|---|---|
| Merrylands | 9 | +0.8% above guide | −0.5% at guide |
| Guildford | 5 | −2.4% below guide | −0.4% at guide |
| South Wentworthville | 4 | −1.6% below guide | −1.0% below guide |
| Old Toongabbie | 1 | −1.3% below guide | +3.4% 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 | No data | 0 |
| Aug 2025 | +0.6% (above guide) | 2 |
| Sep 2025 | +0.3% (at guide) | 5 |
| Oct 2025 | −1.4% (below guide) | 1 |
| Nov 2025 | +0.6% (above guide) | 3 |
| Dec 2025 | −1.0% (below guide) | 1 |
| Jan 2026 | −2.2% (below guide) | 1 |
| Feb 2026 | −4.5% (below guide) | 4 |
| Mar 2026 | No data | 0 |
| Apr 2026 | +7.5% (above guide) | 1 |
| May 2026 | −2.8% (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 |
|---|---|---|---|---|
| 545 Merrylands RdHouse · Merrylands | 4 May 2026— | $998kGuide midpoint | $970k | −2.8% below guide |
| 2/26-30 Sherwood RdUnit · Merrylands | 24 Apr 2026— | $465kGuide midpoint | $500k | +7.5% above guide |
| 55 Cardigan StHouse · Guildford | 24 Feb 2026— | $2.05MGuide midpoint | $1.9M | −7.2% below guide |
| 32 Pearson StHouse · South Wentworthville | 20 Feb 2026— | $2.3MGuide midpoint | $2.25M | −2.2% below guide |
| 11/8-12 Fitzwilliam RdUnit · Old Toongabbie | 17 Feb 2026— | $800kGuide midpoint | $790k | −1.3% below guide |
| 55 Cardigan StHouse · Guildford | 2 Feb 2026— | $2.05MGuide midpoint | $1.9M | −7.2% below guide |
| 32 Pearson StHouse · South Wentworthville | 24 Jan 2026— | $2.3MGuide midpoint | $2.25M | −2.2% below guide |
| 73 Berkeley StHouse · South Wentworthville | 4 Dec 2025— | $2.5MGuide midpoint | $2.48M | −1.0% below guide |
| 18/42-46 Treves StUnit · Merrylands | 21 Nov 2025— | $525kGuide midpoint | $540k | +2.9% above guide |
| 73 Berkeley StHouse · South Wentworthville | 20 Nov 2025— | $2.5MGuide midpoint | $2.48M | −1.0% below guide |
| 9/43-47 Newman StUnit · Merrylands | 17 Nov 2025— | $615kGuide midpoint | $615k | 0.0% at guide |
| 36 Centenary RdHouse · Merrylands | 15 Oct 2025— | $1.42MGuide midpoint | $1.4M | −1.4% below guide |
| 15/67-71 Bangor StUnit · Guildford | 26 Sep 2025— | $385kGuide midpoint | $380k | −1.3% below guide |
| 36 Centenary RdHouse · Merrylands | 25 Sep 2025— | $1.42MGuide midpoint | $1.4M | −1.4% below guide |
| 9/26-30 Sherwood RdUnit · Merrylands | 19 Sep 2025— | $480kGuide midpoint | $470k | −2.1% below guide |
| 15 Virginia StHouse · Guildford | 18 Sep 2025— | $1.04MGuide midpoint | $1.05M | +0.5% at guide |
| 17/25 Cambridge StUnit · Merrylands | 5 Sep 2025— | $345kGuide midpoint | $365k | +5.8% above guide |
| 47 Bangor StHouse · Guildford | 15 Aug 2025— | $1.35MGuide midpoint | $1.39M | +3.0% above guide |
| 9/35-37 Windsor RdUnit · Merrylands | 6 Aug 2025— | $525kGuide midpoint | $516k | −1.8% below guide |
Compare
Other agents in Merrylands
| # | Agent | Typical miss | Sales |
|---|---|---|---|
| 1 | George LattoufLaing+Simmons - Merrylands | 1.8% | 8 |
| 2 | Michael AzziRay White Merrylands - Merrylands | 3.0% | 20 |
| 3 | Daniel StarrStarr Partners - Merrylands | 3.6% | 24 |
| 4 | Paulette GhalebLJ Hooker Parramatta | Granville | Guildford | Merrylands - | 5.0% | 8 |
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