Agent price guide record · Belle Property Strathfield

Nancy Ying Xiong

Across 14 sales with a published guide in the last two years, Nancy Ying Xiong's results landed on average 8.6% above the advertised guide. The typical distance between guide and result, in either direction, was 9.9%.

+8.6%above guide

Average result against advertised guide, the last two years.

Data to 31 Aug 2026 · 14 sales with a published guide · Methodology

28th percentile

Results closer to guide than 28% of ranked Sydney agents (425th of 588).

  • In Croydon: +14.3% against +10.1% for the suburb overall
Typical miss
9.9%either direction
Sales with a guide
14the last two years
Median sale price
$1.85M
Median days on market
13
Sales recorded
14since 2025

From the numbers

What stands out

  • Median time on market was 13 days, quicker than the 25-day median for agents in the same suburbs.

Suburbs

Where they sell

Suburbs where Nancy Ying Xiong sells
SuburbSalesTheir avg gapSuburb gap
Croydon3+14.3% above guide+10.1% above guide
Ashfield2−4.0% below guide+4.0% above guide
Burwood2+15.0% above guide+0.3% at guide
Lewisham2+18.0% above guide+12.7% above guide
Burwood Heights10.0% at guide—
Five Dock1+7.8% above guide+3.7% above guide
Haberfield1+6.6% above guide−1.3% below guide
Homebush West1+6.3% above guide−1.0% below guide
Strathfield South1−1.2% below guide+1.4% 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

Nancy Ying Xiong: 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

Nancy Ying Xiong: 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 2025No data0
Aug 2025+18.0% (above guide)1
Sep 2025+10.1% (above guide)5
Oct 2025+10.4% (above guide)3
Nov 2025+15.0% (above guide)2
Dec 2025No data0
Jan 2026No data0
Feb 2026No data0
Mar 2026−1.9% (below guide)2
Apr 2026No data0
May 2026No data0
Jun 2026No data0
Jul 2026−5.3% (below guide)1
Aug 2026No data0

Sold

Recent results

Recent sales by Nancy Ying Xiong with guide and result
PropertySoldGuideResultGap
140/18-20 Knocklayde StUnit · Ashfield13 Jul 2026—$1.17MGuide midpoint$1.11M−5.3% below guide
7/454-458 Liverpool RdUnit · Strathfield South31 Mar 2026—$648kGuide midpoint$640k−1.2% below guide
21/371-377 Liverpool RdUnit · Ashfield11 Mar 2026—$840kGuide midpoint$818k−2.6% below guide
34 Lindsay StHouse · Burwood24 Nov 2025—$1.9MGuide midpoint$2.19M+15.0% above guide
34 Lindsay StHouse · Burwood22 Nov 2025—$1.9MGuide midpoint$2.19M+15.0% above guide
A201/12-16 Burwood RdUnit · Burwood Heights30 Oct 2025—$750kGuide midpoint$750k0.0% at guide
71 Webb StHouse · Croydon25 Oct 2025—$1.68MGuide midpoint$2.1M+25.0% above guide
5 Courallie AveHouse · Homebush West18 Oct 2025—$1.5MGuide midpoint$1.59M+6.3% above guide
104/10 Webb StUnit · Croydon22 Sep 2025—$928kGuide midpoint$1.05M+13.4% above guide
22 Elizabeth StHouse · Five Dock22 Sep 2025—$2MGuide midpoint$2.15M+7.8% above guide
210/17 Grosvenor StUnit · Croydon17 Sep 2025—$650kGuide midpoint$680k+4.6% above guide
4 St Davids RdHouse · Haberfield13 Sep 2025—$1.98MGuide midpoint$2.11M+6.6% above guide
10 Old Canterbury RdHouse · Lewisham1 Sep 2025—$1.78MGuide midpoint$2.1M+18.0% above guide
10 Old Canterbury RdHouse · Lewisham28 Aug 2025—$1.78MGuide midpoint$2.1M+18.0% above 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