406/2 Stockyard Boulevard, Lidcombe NSW 2141

2-bedroom apartment | Stockyard Boulevard Lidcombe | flood overlay detected | Parramatta Council area | competitive pricing edge This property sits in a well-positioned Lidcombe pocket where 2-bedroom apartments with two bathrooms and a car space are in consistent demand from owner-occupiers and investors alike. The reported 92m² living area with balcony, courtyard, and ducted cooling and heating gives it a genuine edge over newer but smaller stock in the area. The flood overlay is the single most important factor here—it is not a dealbreaker but it will narrow the buyer pool and may affect lending terms with some banks. For a buyer who can hold through that, the pricing around the low-to-mid $900,000s positions this unit below comparable properties on the same boulevard, making it a value play rather than a premium one. It suits a professional couple or downsizer who wants Parramatta Council amenity without paying Parramatta prices. The absence of any sales history means you are buying blind on capital growth trajectory, and the flood overlay will likely cap short-term resale velocity. That said, the rental estimate of $820 per week supports a reasonable yield for the price point, and the NBN FTTP and 5G coverage add genuine utility for remote workers. The block size of 1.01 hectares suggests a larger development with shared amenities like pools and gyms, which carry ongoing strata levies that must be verified. The buying case rests on getting a discount for the flood risk and the lack of historical data—if you can secure this below $900,000, hold for five years and let Lidcombe’s infrastructure uplift do the work.