Agent price guide record · Ray White - United Group

Meshel Bahnam

Across 8 sales with a published guide in the last two years, Meshel Bahnam's results landed on average 3.6% above the advertised guide. The typical distance between guide and result, in either direction, was 5.4%.

+3.6%above guide

Average result against advertised guide, the last two years.

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

53th percentile

Results closer to guide than 53% of ranked Sydney agents (274th of 588).

  • In Mount Druitt: +4.3% against −0.7% for the suburb overall
Typical miss
5.4%either direction
Sales with a guide
8the last two years
Median sale price
$512k
Median days on market
26
Sales recorded
8since 2025

From the numbers

What stands out

  • Results finished further above guide than is typical where they sell: +3.6% against −0.5% for those suburbs overall.
  • Median time on market was 26 days, slower than the 15-day median for agents in the same suburbs.

Suburbs

Where they sell

Suburbs where Meshel Bahnam sells
SuburbSalesTheir avg gapSuburb gap
Mount Druitt5+4.3% above guide−0.7% below guide
Rooty Hill2+1.4% above guide0.0% at guide
St Marys1+4.6% above guide−0.6% below 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

Meshel Bahnam: 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

Meshel Bahnam: 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 2025+4.4% (above guide)2
Jun 2025−2.1% (below guide)3
Jul 2025No data0
Aug 2025No data0
Sep 2025−1.1% (below guide)1
Oct 2025No data0
Nov 2025+13.7% (above guide)1
Dec 2025+13.7% (above guide)1
Jan 2026No data0
Feb 2026No data0
Mar 2026No data0
Apr 2026No data0
May 2026No data0
Jun 2026No data0
Jul 2026No data0
Aug 2026No data0

Sold

Recent results

Recent sales by Meshel Bahnam with guide and result
PropertySoldGuideResultGap
22 Wehlow StHouse · Mount Druitt3 Dec 2025—$840kGuide midpoint$955k+13.7% above guide
22 Wehlow StHouse · Mount Druitt20 Nov 2025—$840kGuide midpoint$955k+13.7% above guide
305/11 Mount StUnit · Mount Druitt26 Sep 2025—$539kGuide midpoint$533k−1.1% below guide
322/21C Durham StUnit · Mount Druitt27 Jun 2025—$315kGuide midpoint$305k−3.2% below guide
26/10 Abraham StUnit · Rooty Hill24 Jun 2025—$674kGuide midpoint$665k−1.3% below guide
49/254 Beames AveUnit · Mount Druitt2 Jun 2025—$499kGuide midpoint$490k−1.8% below guide
29/1A Premier LnUnit · Rooty Hill5 May 2025—$377kGuide midpoint$392k+4.1% above guide
1/7-11 Putland StUnit · St Marys2 May 2025—$454kGuide midpoint$475k+4.6% above guide

Compare

Other agents in Mount Druitt

Other agents active in the same suburbs
#AgentTypical missSales
1Basel NahasLaing+Simmons - ROOTY HILL | MOUNT DRUITT1.7%9

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