Agent price guide record · Ray White Macarthur Group - Ingleburn

Tim Aaron

In the last two years, Tim Aaron sold 37 properties with a published guide, finishing on average 0.9% below guide. The typical distance between guide and result, in either direction, was 2.0%.

−0.9%below guide

Average result against advertised guide, the last two years.

Data to 31 Aug 2026 · 37 sales with a published guide · Methodology

94th percentile

Results closer to guide than 94% of ranked Sydney agents (33rd of 588).

  • In Ingleburn: +0.1% against −1.4% for the suburb overall
Typical miss
2.0%either direction
Sales with a guide
37the last two years
Median sale price
$945k
Median days on market
22
Sales recorded
37since 2025

From the numbers

What stands out

  • Results track guides more closely than most agents: ranked 33rd of 588 for smallest typical gap.

Suburbs

Where they sell

Suburbs where Tim Aaron sells
SuburbSalesTheir avg gapSuburb gap
Ingleburn13+0.1% at guide−1.4% below guide
Edmondson Park8−2.5% below guide−1.5% below guide
Minto4+0.3% at guide−0.2% at guide
Macquarie Fields3−1.4% below guide−2.1% below guide
Ambarvale2+0.1% at guide+0.3% at guide
Leppington2−1.5% below guide−1.5% below guide
Leumeah2−3.3% below guide+1.2% above guide
Bardia1+2.2% above guide−0.8% below guide
Liverpool1−1.1% below guide−1.1% below guide
Warwick Farm1−2.7% below guide−2.9% 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

Tim Aaron: 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

Tim Aaron: 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 2025−1.7% (below guide)1
Apr 2025−1.5% (below guide)2
May 2025No data0
Jun 2025No data0
Jul 2025−1.4% (below guide)5
Aug 20250.0% (at guide)5
Sep 2025−0.4% (at guide)4
Oct 2025+1.4% (above guide)7
Nov 2025−2.9% (below guide)5
Dec 2025−0.7% (below guide)3
Jan 2026−1.6% (below guide)3
Feb 2026No data0
Mar 2026−3.3% (below guide)2
Apr 2026No data0
May 2026No data0
Jun 2026No data0
Jul 2026No data0
Aug 2026No data0

Sold

Recent results

Recent sales by Tim Aaron with guide and result
PropertySoldGuideResultGap
8 Flint StHouse · Ingleburn17 Mar 2026—$1.2MGuide midpoint$1.16M−3.3% below guide
8 Flint StHouse · Ingleburn3 Mar 2026—$1.2MGuide midpoint$1.16M−3.3% below guide
18 Talana Hill DrHouse · Edmondson Park30 Jan 2026—$1.6MGuide midpoint$1.56M−2.5% below guide
8 Port Hedland RdHouse · Edmondson Park27 Jan 2026—$1.65MGuide midpoint$1.63M−1.2% below guide
8 Port Hedland RdHouse · Edmondson Park19 Jan 2026—$1.65MGuide midpoint$1.63M−1.2% below guide
8/55-63 Brooks StUnit · Macquarie Fields19 Dec 2025—$645kGuide midpoint$645k0.0% at guide
5 Abbott PlHouse · Ingleburn5 Dec 2025—$925kGuide midpoint$937k+1.3% above guide
33 Lugarno AveHouse · Leumeah5 Dec 2025—$1.23MGuide midpoint$1.19M−3.3% below guide
5 Abbott PlHouse · Ingleburn28 Nov 2025—$925kGuide midpoint$937k+1.3% above guide
15 Snowy AveHouse · Minto27 Nov 2025—$1.15MGuide midpoint$1.14M−1.0% below guide
33 Lugarno AveHouse · Leumeah21 Nov 2025—$1.23MGuide midpoint$1.19M−3.3% below guide
10/4 Beale StUnit · Liverpool17 Nov 2025—$475kGuide midpoint$470k−1.1% below guide
46 Lacey RdHouse · Edmondson Park12 Nov 2025—$1.38MGuide midpoint$1.23M−10.5% below guide
3 O'Loughlan StHouse · Bardia27 Oct 2025—$925kGuide midpoint$945k+2.2% above guide
1/23 Gertrude RdUnit · Ingleburn27 Oct 2025—$805kGuide midpoint$812k+0.9% above guide
504/56 Soldiers ParadeUnit · Edmondson Park27 Oct 2025—$765kGuide midpoint$770k+0.7% above guide
8 Cress PlHouse · Macquarie Fields17 Oct 2025—$1.2MGuide midpoint$1.17M−2.1% below guide
88 Somme AveHouse · Edmondson Park7 Oct 2025—$1.35MGuide midpoint$1.31M−3.0% below guide
49 Macquarie RdHouse · Ingleburn4 Oct 2025—$1.6MGuide midpoint$1.81M+13.1% above guide
8 Cress PlHouse · Macquarie Fields2 Oct 2025—$1.2MGuide midpoint$1.17M−2.1% 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