3/21-23 Yeend Street, Merrylands NSW 2160

2-storey townhouse | private yard | strata edge | Merrylands convenience The property offers a rare configuration for the area—a two-storey townhouse with a private yard and lock-up garage on a manageable strata lot. That yard is the standout; most units at this price point sacrifice outdoor space. The modern gas kitchen and stone benchtops lift finish quality above comparable stock, and the school catchment adds appeal for families. This works best for owner-occupiers seeking a low-maintenance home with genuine separation between living and sleeping levels, or investors targeting the family rental demographic. The key risk is the price guide sitting above the estimated value by roughly 15%, which may reflect vendor optimism rather than market evidence—especially given thin recent sales history. The shared land component (over 1,200 m²) means strata fees and special levies are a due diligence must. No flood or bushfire overlays support stable insurance costs. The opportunity lies in negotiating from the mid-700s if comparable sales support that level, and in the rental yield potential near 4.5% at the midpoint, which is solid for Sydney metro.