Merrylands West at a glance
7,320
People
$1,238,500
Median sale
$635/wk
Median rent
2.67%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
NSW › Merrylands West › Barcom St
$1,050,000
Last sold
20 June 2026
6
Bedrooms
2
Bathrooms
1
Car spaces
505 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
Last sold
$1,050,000
20 June 2026 · derived via latest_sale
Local land rate: recorded House sales in Merrylands West (last 5 years) with land size have a median of $2,511/m² of land (n=20). Districts calculation from recorded sales — not a valuation.
Merrylands West at a glance
7,320
People
$1,238,500
Median sale
$635/wk
Median rent
2.67%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Vs Merrylands West
-15.2%
Median sale
Suburb $1,238,500
+0.47 pp
Gross yield
Suburb 2.67%
Suburb median $1,238,500 from 8 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $635/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.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. 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.
Area
Merrylands West at a glance
7,320
People
$1,238,500
Median sale
$635/wk
Median rent
2.67%
Suburb gross yield
Median sale from 8 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Stone Real Estate ParramattaPositioned on a generous parcel directly opposite peaceful parklands in a rapidly evolving pocket of Merrylands West, this substantial six-bedroom residence presents an exceptional opportunity for renovators, investors, builders or those seeking a potential duplex development site (STCA). Set within a quiet cul-de-sac and partially updated throughout, the property offers outstanding flexibility to move in, further enhance or completely transform into a premium future project.
Defined by its impressive proportions, the home showcases multiple oversized living and bedroom spaces, high ceilings and excellent natural light across a versatile multi-level layout. The expansive upper level features an enormous retreat-style main bedroom complete with built-in storage and ensuite, while several rooms enjoy peaceful outlooks towards the park opposite. A large updated bathroom with separate bath and shower further enhances the home's practical family-friendly layout.
Timber flooring throughout much of the home adds warmth and character, while the flexible floorplan provides multiple living zones ideal for growing families, multigenerational living or future reconfiguration.
Outside, the property features a deep backyard with plenty of space for entertaining, children or future landscaping, complemented by a detached lock-up garage/workshop, covered BBQ area and long side driveway with extensive off-street parking potential. With quality duplex redevelopment continuing throughout the surrounding streetscape, the site also presents exciting future possibilities subject to council approval.
Conveniently positioned moments from Merrylands Stockland Mall, Merrylands Station, Holroyd Gardens, Parramatta Park and the Westmead Hospital precinct, the home also enjoys easy access to Parramatta CBD and the M4 Motorway. Families will appreciate the proximity to Merrylands West Public School, Cerdon College and St Pauls Catholic College, while the peaceful parklands directly opposite further enhance the lifestyle appeal of this highly connected yet quiet residential setting.
Disclaimer: This advertisement is a guide only. Whilst all information has been gathered from sources we deem to be reliable, we do not guarantee the accuracy of this information, nor do we accept responsibility for any action taken by intending purchasers in reliance on this information. No warranty can be given either by the vendors or their agents.
Listing description written by Ashton Beukers, Stone Real Estate Parramatta — reproduced as published, not verified by Districts.