Agent price guide record · Pulse Property Agents

Troy Cleary

In the last two years, Troy Cleary sold 13 properties with a published guide, finishing on average 9.4% above guide. The typical distance between guide and result, in either direction, was 9.4%.

+9.4%above guide

Average result against advertised guide, the last two years.

Data to 31 Aug 2026 · 13 sales with a published guide · Methodology

29th percentile

Results closer to guide than 29% of ranked Sydney agents (416th of 588).

  • In Sylvania: +11.0% against +3.2% for the suburb overall
Typical miss
9.4%either direction
Sales with a guide
13the last two years
Median sale price
$1.36M
Median days on market
16
Sales recorded
13since 2025

From the numbers

What stands out

  • Results finished further above guide than is typical where they sell: +9.4% against +4.4% for those suburbs overall.

Suburbs

Where they sell

Suburbs where Troy Cleary sells
SuburbSalesTheir avg gapSuburb gap
Sylvania4+11.0% above guide+3.2% above guide
Kirrawee2+6.4% above guide+5.4% above guide
Miranda2+9.0% above guide+3.0% above guide
Caringbah1+6.8% above guide+4.6% above guide
Gymea1+4.6% above guide+6.2% above guide
Jannali1+21.2% above guide+5.3% above guide
Oyster Bay10.0% at guide+5.7% above guide
Sutherland1+15.0% above guide+5.7% 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

Troy Cleary: 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

Troy Cleary: 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 2025+4.8% (above guide)3
Jul 2025+4.7% (above guide)2
Aug 2025+11.2% (above guide)1
Sep 2025+15.0% (above guide)1
Oct 2025+5.6% (above guide)1
Nov 2025+12.5% (above guide)1
Dec 2025+10.2% (above guide)2
Jan 2026No data0
Feb 2026+21.2% (above guide)1
Mar 2026No data0
Apr 2026+12.9% (above guide)1
May 2026No data0
Jun 2026No data0
Jul 2026No data0
Aug 2026No data0

Sold

Recent results

Recent sales by Troy Cleary with guide and result
PropertySoldGuideResultGap
4/20-30 Evelyn St NorthUnit · Sylvania18 Apr 2026—$1.4MGuide midpoint$1.58M+12.9% above guide
24 The CircleHouse · Jannali5 Feb 2026—$1.25MGuide midpoint$1.51M+21.2% above guide
1/749 KingswayUnit · Gymea16 Dec 2025—$1.3MGuide midpoint$1.36M+4.6% above guide
23/4-10 Miranda RdUnit · Miranda5 Dec 2025—$700kGuide midpoint$810k+15.7% above guide
3/22-24 Pembroke StUnit · Sylvania28 Nov 2025—$1.2MGuide midpoint$1.35M+12.5% above guide
3B Kirk CrescentHouse · Kirrawee24 Oct 2025—$1.7MGuide midpoint$1.79M+5.6% above guide
92A Eton StHouse · Sutherland17 Sep 2025—$2MGuide midpoint$2.3M+15.0% above guide
323 Princes HwyHouse · Sylvania9 Aug 2025—$1.7MGuide midpoint$1.89M+11.2% above guide
Ab305/6 University RdUnit · Miranda16 Jul 2025—$900kGuide midpoint$920k+2.2% above guide
36/465-479 The BoulevardeUnit · Kirrawee9 Jul 2025—$1.05MGuide midpoint$1.13M+7.1% above guide
2/11-13 Curtis StUnit · Caringbah26 Jun 2025—$700kGuide midpoint$748k+6.8% above guide
42 Drummond RdHouse · Oyster Bay23 Jun 2025—$1.7MGuide midpoint$1.7M0.0% at guide
12/81-85 Evelyn StUnit · Sylvania18 Jun 2025—$1.2MGuide midpoint$1.29M+7.5% 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