Northmead at a glance
11,310
People
$1,750,000
Median sale
$633/wk
Median rent
1.88%
Suburb gross yield
Median sale from 47 recorded sales (last 12 months) — a Districts calculation.
NSW › Northmead › Balmoral Rd
$590,000–$610,000
For sale
Asking range
2
Bedrooms
2
Bathrooms
1
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
$590,000–$610,000
Asking range
No recorded sale for this property.
Northmead at a glance
11,310
People
$1,750,000
Median sale
$633/wk
Median rent
1.88%
Suburb gross yield
Median sale from 47 recorded sales (last 12 months) — a Districts calculation.
Vs Northmead
-66.3%
Median sale
Suburb $1,750,000
+3.70 pp
Gross yield
Suburb 1.88%
Suburb median $1,750,000 from 47 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.
$24,829 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 Northmead'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 $633/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 5.6%. 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
Northmead at a glance
11,310
People
$1,750,000
Median sale
$633/wk
Median rent
1.88%
Suburb gross yield
Median sale from 47 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by AB Property ConsultantsPlenty of street parking available on Balmoral road.
Return to luxury and style each and every day with this exceptional ground-floor apartment in a tranquil, well-connected neighborhood. Offering the scale and feel of a villa, this residence boasts a massive total area of approximately 182 SQM, including an unparalleled approx. 66 SQM private courtyard - perfect for families, pets, and sophisticated entertaining!
The two-bedroom, two-bathroom layout, combined with superior finishes and convenience, will appeal to a variety of discerning buyers, from first-time homeowners to downsizers. Savvy investors can also expect a strong rental return of approximately $675 per week.
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Apartment Highlights: Space, Style & Comfort
• Vast Scale: A generous villa-style footprint with a total area of approximately 182m², offering plenty of room to live and relax.
• Entertainer's Dream: A massive, approx. 66 SQM private courtyard - a rare find - providing abundant space for children, gardening, or outdoor dining.
• Bright & Open Plan: Bathed in natural light, the open-plan living and dining area flows effortlessly onto the private, covered patio and into the courtyard.
• Contemporary Kitchen: Tastefully facelifted and showcasing elegant stone benchtops, stainless steel appliances, a gas cooktop, oven, and dishwasher.
• Accommodation: Two generous bedrooms. The master retreat features a built-in wardrobe and ensuite, while the second bedroom includes a built-in robe.
• Modern Bathrooms: Contemporary design with floor-to-ceiling tiles, quality fittings, and a large walk-in shower with a separate bathtub.
• Convenience: Separate internal laundry complete with a dryer, plus split-system air conditioning for year-round comfort.
• Security & Parking: Secure allocated car space along with a storage cage (Approx 31 SQM) plus visitor parking within a peaceful, secure complex with landscaped gardens.
Location Advantages: Connected & Convenient
This home offers unparalleled connectivity, placing you moments from elite schools, essential transport links, and thriving retail hubs.
Education Excellence (Schools Nearby)
• Northmead Public School: Just a short walk away at Approx. 850m
• Northmead Creative & Performing Arts High School: Approx. 1.2km
• Model Farms High School: Approx. 2.7km
• Parramatta Marist High School: Approx. 3.4km
Retail & Lifestyle
• Northmead Shopping Village: Ultra-convenient at only Approx. 500m (around 5 minutes walk), featuring supermarkets, popular cafes, and local amenities.
• Westfield Parramatta: A short approx. 8-minute drive opens up a world of shopping, dining, and major entertainment options.
Parks & Recreation
• Enjoy nature and exercise at nearby green spaces:
• Yattenden Park (Approx. 1.1km / approx. 14 mins walk)
• Mays Hill Park (Approx. 2.2km / approx. 5 mins drive)
• Parramatta Park (Approx. 4.2km / approx. 9 mins drive)
Transport at Your Doorstep
• Bus Stops: Conveniently located within Approx. 200-300m, offering direct routes to Parramatta, Westmead, and surrounding areas.
• Westmead Train Station: Easily accessible at Approx. 2.5km (about 5 minutes drive).
• Parramatta Train Station: A brief drive away at Approx. 4.5km (around 8 minutes).
Strata: Approx. $982 / Qtr
As you are aware these kinds of features are rare in an apartment. Take a decision today and call us, this brilliant opportunity will not last long. Owner has made the decision to sell, so don't delay to secure this property, please contact your exclusive agent Yogesh Bhanushali on 0484 830 089 & Atul Bhanushali 0402 961 515.
Disclaimer: We have been furnished with the above information; however, AB Property consultants give no guarantees, undertakings or warnings concerning the accuracy, completeness or up-to-date nature of the information provided. All interested parties are responsible for their own independent inquiries in order to determine whether or not this information is in fact accurate.
Listing description written by Atul Bhanushali, AB Property Consultants — reproduced as published, not verified by Districts.