Agent price guide record · Ray White Merrylands - Merrylands
Michael Azzi
Across 28 sales with a published guide in the last two years, Michael Azzi's results landed on average 2.0% below the advertised guide. The typical distance between guide and result, in either direction, was 3.2%.
−2.0%below guide
Average result against advertised guide, the last two years.
81th percentile
Results closer to guide than 81% of ranked Sydney agents (113th of 588).
- In Merrylands: −1.3% against −0.5% for the suburb overall
- Typical miss
- 3.2%either direction
- Sales with a guide
- 28the last two years
- Median sale price
- $733k
- Median days on market
- 20
- Sales recorded
- 28since 2025
From the numbers
What stands out
- A Merrylands specialist: 71% of guide-matched sales were there.
Suburbs
Where they sell
| Suburb | Sales | Their avg gap | Suburb gap |
|---|---|---|---|
| Merrylands | 20 | −1.3% below guide | −0.5% at guide |
| Greystanes | 2 | −4.2% below guide | −0.5% below guide |
| Guildford | 2 | −6.1% below guide | −0.4% at guide |
| Blacktown | 1 | −1.2% below guide | +0.1% at guide |
| Granville | 1 | −5.0% below guide | −2.6% below guide |
| Harris Park | 1 | −2.0% below guide | −1.0% below guide |
| South Wentworthville | 1 | −0.8% below guide | −1.0% 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
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 | +0.2% (at guide) | 5 |
| Sep 2025 | −1.4% (below guide) | 7 |
| Oct 2025 | −3.2% (below guide) | 3 |
| Nov 2025 | −1.5% (below guide) | 4 |
| Dec 2025 | +1.0% (above guide) | 1 |
| Jan 2026 | +6.7% (above guide) | 1 |
| Feb 2026 | −5.0% (below guide) | 1 |
| Mar 2026 | No data | 0 |
| Apr 2026 | −5.5% (below guide) | 5 |
| May 2026 | −6.1% (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 |
|---|---|---|---|---|
| 1/102-104 Railway TerrUnit · Merrylands | 25 May 2026— | $575kGuide midpoint | $540k | −6.1% below guide |
| 205/20 Dressler CtUnit · Merrylands | 30 Apr 2026— | $650kGuide midpoint | $650k | 0.0% at guide |
| 42 Lansdowne StHouse · Merrylands | 28 Apr 2026— | $1.15MGuide midpoint | $1M | −13.0% below guide |
| 5/49-51 Manchester StUnit · Merrylands | 22 Apr 2026— | $470kGuide midpoint | $460k | −2.1% below guide |
| 42 Lansdowne StHouse · Merrylands | 13 Apr 2026— | $1.15MGuide midpoint | $1M | −13.0% below guide |
| 23/4-6 Centenary RdUnit · Merrylands | 13 Apr 2026— | $525kGuide midpoint | $530k | +1.0% above guide |
| 35 John StHouse · Granville | 2 Feb 2026— | $1.5MGuide midpoint | $1.43M | −5.0% below guide |
| 504/2 Wayman PlUnit · Merrylands | 2 Jan 2026— | $675kGuide midpoint | $720k | +6.7% above guide |
| 703/2 Main LnUnit · Merrylands | 8 Dec 2025— | $525kGuide midpoint | $530k | +1.0% above guide |
| 747 Merrylands RdHouse · Greystanes | 27 Nov 2025— | $1.73MGuide midpoint | $1.65M | −4.3% below guide |
| 8 Girra RdHouse · Blacktown | 24 Nov 2025— | $1.18MGuide midpoint | $1.16M | −1.2% below guide |
| 33/4-6 Centenary RdUnit · Merrylands | 18 Nov 2025— | $735kGuide midpoint | $745k | +1.4% above guide |
| 339 Merrylands RdHouse · Merrylands | 3 Nov 2025— | $1.41MGuide midpoint | $1.38M | −1.8% below guide |
| 117 Canal RdHouse · Greystanes | 27 Oct 2025— | $1.25MGuide midpoint | $1.2M | −4.0% below guide |
| 8/529 Merrylands RdUnit · Merrylands | 13 Oct 2025— | $905kGuide midpoint | $910k | +0.6% above guide |
| 158 Fowler RdHouse · Guildford | 3 Oct 2025— | $1.65MGuide midpoint | $1.55M | −6.1% below guide |
| 14/27-31 Sheffield StUnit · Merrylands | 26 Sep 2025— | $355kGuide midpoint | $360k | +1.4% above guide |
| 158 Fowler RdHouse · Guildford | 20 Sep 2025— | $1.65MGuide midpoint | $1.55M | −6.1% below guide |
| 7/34 Alice StUnit · Harris Park | 19 Sep 2025— | $368kGuide midpoint | $360k | −2.0% below guide |
| 2/15 Todd StUnit · Merrylands | 17 Sep 2025— | $400kGuide midpoint | $395k | −1.3% below guide |
Compare
Other agents in Merrylands
| # | Agent | Typical miss | Sales |
|---|---|---|---|
| 1 | George LattoufLaing+Simmons - Merrylands | 1.8% | 8 |
| 2 | Matt CarpenterStarr Partners - Merrylands | 2.8% | 9 |
| 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