Pendle Hill at a glance
9,584
People
$1,362,500
Median sale
$612/wk
Median rent
2.34%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
NSW › Pendle Hill › Bombala St
$1,300,000–$1,350,000
For sale
Asking range
4
Bedrooms
2
Bathrooms
3
Car spaces
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
$1,300,000–$1,350,000
Asking range
No recorded sale for this property.
Pendle Hill at a glance
9,584
People
$1,362,500
Median sale
$612/wk
Median rent
2.34%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
Vs Pendle Hill
-4.6%
Median sale
Suburb $1,362,500
+0.11 pp
Gross yield
Suburb 2.34%
Suburb median $1,362,500 from 20 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.
$57,379 on top of the price (4.4% 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 Pendle Hill'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 $612/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 2.4%. 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.
Area
Pendle Hill at a glance
9,584
People
$1,362,500
Median sale
$612/wk
Median rent
2.34%
Suburb gross yield
Median sale from 20 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Cumberland Realty GroupA spacious, sunlit home in one of Pendle Hill’s most convenient streets, positioned in a growing suburb on Parramatta’s CBD doorstep*. Offering generous family living with the added bonus of separate in-law/teenage accommodation, this versatile residence presents an outstanding opportunity for growing families, first home buyers, investors, and buyers looking to secure a property with future potential in a highly connected location.
Set on a generous parcel with a peaceful rear reserve outlook, this is a home that combines everyday comfort, flexible living, and a lifestyle rarely found.
Key Features:
• Spacious living zones — welcoming family room upon entry flowing through to a combined dining and sunroom area, creating multiple spaces for everyday living and entertaining.
• Kitchen — well-maintained kitchen offering generous bench space, abundant storage, and a convenient breakfast bar.
• Bedrooms — 3 well-sized bedrooms with built-in wardrobe to the main, timber floorboards, plus additional sleepout and outdoor retreat/in-law accommodation.
• Separate accommodation — self-contained teenage retreat/in-law accommodation complete with shower, toilet, kitchen facilities including freestanding oven, laundry, bedroom and living area.
• Outdoor entertaining — expansive covered alfresco area overlooking a private backyard, ideal for family gatherings, entertaining and relaxed Sunday BBQs.
• Secure parking — long driveway with secure double covered carport and easy access through to the rear yard and retreat.
• Land Size — approximately 556sqm with a 15.24m frontage.
• Flexible opportunity — move straight in, update over time, accommodate extended family, or create additional value (STCA).
Why This Home Stands Out:
Beyond the comfort of the home itself, this is an opportunity to enjoy the lifestyle benefits that make Pendle Hill such a sought-after location. Positioned in a peaceful residential setting, residents enjoy excellent connectivity with easy access to Pendle Hill Train Station, providing convenient links to Parramatta, Sydney CBD and surrounding employment hubs. Families will appreciate the proximity to local schools, parks and everyday shopping conveniences, while commuters benefit from nearby major arterial roads and public transport options.
Adding to its appeal, the home enjoys a rare rear reserve position with a tranquil creekside backdrop adjoining the Toongabbie Creek corridor, creating an exceptional sense of space, privacy and connection to nature. Backing onto open reserve land with no immediate rear neighbours, the property offers a leafy outlook and relaxed lifestyle setting rarely found, with rear access to the reserve area (subject to council conditions and confirmation of access rights).
Location Highlights:
• Pendle Hill Station — approximately 1.4km with convenient access to Parramatta and Sydney CBD
• Local shops, cafés and everyday conveniences nearby
• Pendle Hill Public School — approximately 1.2km
• Girraween High School — approximately 1.5km
• Pendle Hill Park — approximately 700m
• Easy access to Parramatta CBD, Westmead precinct and major transport routes
Rental Estimate $900 per week.
Homes offering this level of space, flexibility and lifestyle convenience in Pendle Hill are becoming increasingly difficult to secure. Whether you’re looking for your forever family home, multi-generational living, or a smart investment in a location with long-term appeal, this is an opportunity not to be missed.
Inspection by Open Home or By Appointment:
Franco Di Iorio PH 0424 718 745
Francesca Luccitti PH 0430 393 396
Disclaimer: The information presented has been furnished from sources we deem to be reliable. We have not verified whether or not the information is accurate and do not accept any responsibility to any person and do no more than pass it on. All interested parties should reply on their own enquiries in order to determine the accuracy of this information.
Listing description written by Franco Di Iorio, Cumberland Realty Group — reproduced as published, not verified by Districts.