Homebush at a glance
13,714
People
$3,805,000
Median sale
$731/wk
Median rent
1.00%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
NSW › Homebush › Parramatta Rd
$530,000–$550,000
For sale
Asking range
2
Bedrooms
2
Bathrooms
1
Car spaces
100 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$530,000–$550,000
Asking range · $5,300/m² of land
No recorded sale for this property.
Homebush at a glance
13,714
People
$3,805,000
Median sale
$731/wk
Median rent
1.00%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Vs Homebush
-86.1%
Median sale
Suburb $3,805,000
+6.17 pp
Gross yield
Suburb 1.00%
Suburb median $3,805,000 from 8 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$22,129 on top of the price (4.2% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: New South Wales schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with Homebush's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
NSWPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Rental
No advertised rent is recorded. Suburb median rent $731/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. NSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 7.2%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. NSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNSW has a statewide DA API. Nearby (100–800 m) applications are not loaded for this property yet.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownNSW Valuer General land values are not loaded for this property yet.
Net yield / holding costs
UnknownNSW net yield needs land tax and VG inputs that are not loaded. Gross yield from listings is not net yield.
Nearby
Area
Homebush at a glance
13,714
People
$3,805,000
Median sale
$731/wk
Median rent
1.00%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Belle Property AshfieldPositioned within a well-maintained full-brick complex built in 2009, this impressive two-bedroom apartment combines generous proportions, quality construction and modern comfort to create an outstanding lifestyle opportunity. Located on Level 4, the residence is filled with natural light and benefits from excellent cross-flow ventilation, offering a welcoming atmosphere and a practical layout designed for effortless everyday living.
The spacious open-plan living and dining area flows seamlessly to a large undercover balcony, creating the perfect setting for entertaining guests, enjoying your morning coffee or simply relaxing in comfort. At the heart of the home is a contemporary gas kitchen featuring stone benchtops, quality stainless-steel appliances and ample storage, while the thoughtfully designed floorplan provides comfortable accommodation and excellent separation between living and sleeping zones.
Ideal for first home buyers, investors and downsizers alike, this is a fantastic opportunity to secure a quality apartment offering space, functionality and low-maintenance living within a tightly held and well-maintained development.
Property Features:
* Positioned on Level 4 within a secure full-brick complex built in 2009
* Spacious undercover balcony perfect for entertaining
* Modern gas kitchen with stone benchtops and stainless-steel appliances
* Two generous bedrooms with built-in wardrobes
* Stylish bathroom with separate bath and shower
* Large internal laundry with additional storage
* Split-system air conditioning and security intercom
* Secure basement car space with lift access
* Boutique complex of approximately 32 apartments
* Council: $477.00 qtr | Water: $211.09 qtr | Strata: $2,247.63 qtr
Ideally located 250m from Homebush Station as per goggle maps. Enjoy easy access to major shopping centres, including Lidcombe, Rhodes, Bakehouse Quarter, and Strathfield Plaza, Paddy`s Markets all within a 10-minute drive as per google maps. Commuting is effortless with the station, free shuttle bus, and major roads like Centenary Drive, Parramatta Road, and the M4 at your doorstep.
*DISCLAIMER: Belle Property Ashfield has taken all care to ensure accuracy in the preparation of the particulars stated. No warranty however can be given, we take no responsibility and disclaim all liability in respect of any errors, inaccuracies or misstatements stated. Interested parties must rely on their own enquiries to verify the information stated.
Listing description written by Tommy Ajaka, Belle Property Ashfield — reproduced as published, not verified by Districts.