38/93-95 Campbell Street, Liverpool NSW 2170
38/93-95 Campbell Street, Liverpool NSW 2170
2 bed 113sqm | 52-unit block 55% renters | 6.6% yield comp | low growth history | Liverpool hospital proximity
This unit’s 113sqm internal area is notably generous for a two-bedroom apartment, giving it a configuration edge over typical Liverpool stock and strong appeal to owner-occupiers seeking space without a house price. The 55% renter concentration in the building signals consistent tenant demand, reinforced by proximity to Liverpool Hospital, which supports a rental yield near 6.6% based on a comparable unit. For a buyer targeting immediate cash flow or a long-term hold with stable occupancy, this property offers a practical entry point into a market with 90% auction clearance and median pricing around $518k.
The primary risk is the building’s low capital growth history, with recent sales showing annual declines between -0.26% and -0.53%, meaning any price appreciation will likely lag broader market averages and may take over a decade to recover in real terms. The 55% renter profile also introduces higher turnover costs and potential for less consistent building care. However, the 35-day average days on market and fresh listing suggest a motivated seller, creating room to negotiate below median. This property should be held for rental income, not short-term gain, with a strategy focused on yield and depreciation benefits rather than flipping.
Detailed Independent Property Report prepared by PropCred Analyst team for 38/93-95 Campbell Street, Liverpool NSW 2170
Checks found:
Value Risk
2
Liquidity Risk
1
Planning Risk
Income Risk
1
Execution Risk
2
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Market Insight
Liverpool presents a compelling entry point for buyers, positioned as a well-connected suburb with ongoing infrastructure enhancements. Demand is driven by both families seeking established amenities and investors attracted to the capital growth trajectory and divergent rental yields between houses and units. The housing market has demonstrated robust price appreciation, with properties transacting relatively swiftly, indicating sustained buyer interest. Future growth is underpinned by its transport links and proximity to employment hubs, though affordability pressures relative to local incomes and broader economic sensitivities remain key considerations.
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PropCred Estimated Value
Bedrooms
2
Bathroom
2
Parking
1
Land
113m²
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