Agent price guide record · Starr Partners - Pemulwuy

Matt Carpenter

Across 8 sales with a published guide in the last two years, Matt Carpenter's results landed on average 2.4% below the advertised guide. The typical distance between guide and result, in either direction, was 3.0%.

−2.4%below guide

Average result against advertised guide, the last two years.

Data to 31 Aug 2026 · 8 sales with a published guide · Methodology

84th percentile

Results closer to guide than 84% of ranked Sydney agents (97th of 588).

  • In Greystanes: −1.3% against −0.5% for the suburb overall
Typical miss
3.0%either direction
Sales with a guide
8the last two years
Median sale price
$1.47M
Median days on market
20
Sales recorded
8since 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.
  • A Greystanes specialist: 75% of guide-matched sales were there.

Suburbs

Where they sell

Suburbs where Matt Carpenter sells
SuburbSalesTheir avg gapSuburb gap
Greystanes6−1.3% below guide−0.5% below guide
Pemulwuy1−9.7% below guide−0.8% below guide
Toongabbie1−2.3% below guide+1.5% 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

Matt Carpenter: 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

Matt Carpenter: 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 2025No data0
Apr 2025No data0
May 2025No data0
Jun 2025No data0
Jul 2025−9.7% (below guide)1
Aug 2025+1.2% (above guide)1
Sep 2025−0.5% (below guide)2
Oct 2025No data0
Nov 2025−2.7% (below guide)3
Dec 2025No data0
Jan 2026No data0
Feb 2026No data0
Mar 2026−1.9% (below guide)1
Apr 2026No data0
May 2026No data0
Jun 2026No data0
Jul 2026No data0
Aug 2026No data0

Sold

Recent results

Recent sales by Matt Carpenter with guide and result
PropertySoldGuideResultGap
706 Merrylands RdHouse · Greystanes31 Mar 2026—$1.55MGuide midpoint$1.52M−1.9% below guide
45 Forest Gum PlHouse · Greystanes25 Nov 2025—$2.13MGuide midpoint$2M−5.9% below guide
597D Great Western HwyHouse · Greystanes21 Nov 2025—$1.04MGuide midpoint$1.03M−0.7% below guide
32B Greystanes RdHouse · Greystanes21 Nov 2025—$1.45MGuide midpoint$1.43M−1.4% below guide
3/104-106 Metella RdUnit · Toongabbie30 Sep 2025—$800kGuide midpoint$782k−2.3% below guide
3 Hilton StHouse · Greystanes5 Sep 2025—$1.45MGuide midpoint$1.47M+1.2% above guide
3 Hilton StHouse · Greystanes18 Aug 2025—$1.45MGuide midpoint$1.47M+1.2% above guide
20 Karuk StHouse · Pemulwuy16 Jul 2025—$2.23MGuide midpoint$2.01M−9.7% below 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