17 Village Circuit, Gregory Hills NSW 2557

vacant land cost | double storey on 374sqm | strong rental offset | buyer paid full build premium This property cost you the unimproved land value plus the full cost of construction, so your entry price carries no developer margin to absorb. The floor plan—175sqm with 47% site coverage and dedicated media room—trades well in a suburb where most new stock offers one living zone. Rental demand at $910-$965 per week covers roughly 85% of holding costs at mid-range value, which reduces carry risk. Hold through the Gregory Hills High School catchment phase; the demographics support capital stability, not rapid appreciation. Two competitive advantages justify paying near the estimate range. First, the formal lounge with gabled ceiling is rare in volume-built double-storey houses under 400sqm—it gives you a point of difference for both family living and future resale. Second, the lot sits above flood overlay, bushfire risk and heritage controls, which removes three common due diligence hurdles. This property suits a buyer who wants a turnkey family home with a proven rental buffer and minimal discovery risk; if you need land banking or subdivision upside, look elsewhere. Comparable vacant lot transfers in the Gregory Hills estate averaged $360-$380k in 2018, and build costs at that time ran approximately $750-$850 per square metre. The implied total replacement cost sits within the current estimate range, supporting the view that you are paying replacement price, not speculative premium.