Greystanes at a glance
23,197
People
$1,500,000
Median sale
$734/wk
Median rent
2.54%
Suburb gross yield
Median sale from 102 recorded sales (last 12 months) — a Districts calculation.
NSW › Greystanes › Merrylands Rd
$2,200,000
For sale
Asking
6
Bedrooms
4
Bathrooms
3
Car spaces
450 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
$2,200,000
Asking · $4,889/m² of land
No recorded sale for this property.
Greystanes at a glance
23,197
People
$1,500,000
Median sale
$734/wk
Median rent
2.54%
Suburb gross yield
Median sale from 102 recorded sales (last 12 months) — a Districts calculation.
Vs Greystanes
+46.7%
Median sale
Suburb $1,500,000
-0.81 pp
Gross yield
Suburb 2.54%
Suburb median $1,500,000 from 102 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$106,879 on top of the price (4.9% 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.
Pre-filled with Greystanes'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 $734/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 1.7%. 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
Greystanes at a glance
23,197
People
$1,500,000
Median sale
$734/wk
Median rent
2.54%
Suburb gross yield
Median sale from 102 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by McGrath ParramattaGrand Architectural Luxury with a Floorplan Designed for Modern Family Living
What truly takes your breath away is the home's impressive architecture, with multiple soaring 6 metre double-height voids and a striking floating bridge connecting the upper and lower levels. Yet, the floorplan is the true hero of this custom-built residence. Designed for modern family living and effortless entertaining, the home offers 6 generous bedrooms, 4 bathrooms, 3 ensuites, a dedicated media room, multiple living zones and a double car garage. Four bedrooms feature walk-in wardrobes, adding to the home's exceptional sense of luxury and practicality. The spectacular open-plan kitchen, living and dining area flows seamlessly to the covered alfresco, complete with built-in appliances, ceiling fan, barbecue and gas connection, creating an ideal setting for year-round entertaining. Set on a generous 450sqm parcel with an impressive 405.6sqm total building area, this meticulously crafted residence combines premium finishes, bespoke joinery, soaring ceilings and exceptional functionality to deliver a truly distinguished family home.
Features:
- Custom-built residence crafted by West Sydney Homes
- Generous 450sqm parcel of land with an impressive 405.6sqm total building area
- 6 generous bedrooms, 4 bathrooms and 3 ensuites
- Dedicated media room and multiple living zones for versatile family living
- 4 bedrooms featuring walk-in wardrobes
- Luxurious master suite with walk-in wardrobe and ensuite
- Spectacular 6 metre double-height voids creating an extraordinary sense of scale and natural light
- Striking floating bridge connecting the upper and lower levels
- Open-plan kitchen, living and dining area flowing seamlessly to the covered alfresco
- Designer kitchen with 60mm engineered stone benchtops, 100mm waterfall island and spacious walk-in pantry
- Premium Bosch appliances including gas cooktop, built-in oven, integrated dishwasher, microwave and ducted rangehood
- Covered alfresco with built-in appliances, ceiling fan, barbecue and gas connection
- 4 designer bathrooms featuring premium finishes, Brazilian floor-to-ceiling tiles and LED backlit mirrors
- Sculptural architectural staircase with solid timber treads, steel construction and frameless glass balustrades
- 3.0m ground floor ceilings and 2.7m first floor ceilings
- Bespoke joinery throughout the kitchen, pantry, laundry, bathrooms and wardrobes
- Daikin 20kW ducted reverse-cycle air conditioning with 8 independently controlled zones
- Premium black aluminium windows and expansive stacker doors
- Double car garage with remote-controlled door and feature LED strip lighting
- Smart digital front door lock with fingerprint recognition, keypad and key fob access
- Premium porcelain flooring downstairs and engineered hybrid flooring upstairs
- Child-friendly, easy-care lawn and exceptional indoor-outdoor entertaining spaces
Location Highlights:
Located just moments from local schools, parks, public transport and the bustling Merrylands shopping precinct, this exceptional residence places everyday convenience at your doorstep. With Greystanes Public School just a short walk away, families can enjoy an enviable lifestyle with schools, sporting facilities, shopping and transport all within easy reach.
- Approximately 100m to Greystanes Public School
- Approximately 300m to Greystanes Sports Ground
- Approximately 350m to Greystanes Tennis Academy
- Approximately 450m to local bus services
- Approximately 600m to Greystanes Hotel
- Approximately 1km to Greystanes Shopping Centre
- Approximately 1.1km to Holroyd High School
- Approximately 1.3km to Darlo Country Club
- Approximately 2.6km to Greystanes High School
- Approximately 3.5km to Merrylands High School
- Approximately 3.9km to Pendle Hill Train Station
- Approximately 4.7km to Merrylands Train Station
- Buses providing convenient access to Merrylands, Parramatta and Greystanes
- Easy access to the M4 and M7 motorways and T-Way bus services
Listing description written by Tariq Jameel, McGrath Parramatta — reproduced as published, not verified by Districts.