23/13 Carlingford Road, Epping NSW 2121

Top-floor corner position | 163sqm internal | Boronia Gardens complex | 400m to Epping Station This property occupies a rare configuration in Boronia Gardens , a top-floor corner with 163sqm of internal space, which is materially larger than the typical three-bedroom apartment in Epping. The size and layout compete more with a townhouse than a unit, and the double garage with storage reinforces that. For a young family or investor seeking floor area and separation from neighbours without moving to a house, this is a strong positional edge. The school catchment includes Epping West Public and Cheltenham Girls, which supports both owner-occupier demand and resale depth. The flood overlay is the primary risk , it may affect insurance premiums and lender appetite, and should be verified with a flood certificate before bidding. The 8.9% price growth since late 2023 is above the suburb median, so some of that uplift is already priced in. However, the auction guide sits below the Epping median for similar properties, which suggests room if the clearance rate holds. The property suits a buyer who wants space and transport access but is prepared to manage the flood overlay cost. Hold for medium-term family use or rent for stable yield; the floor plan and location limit downside.