10/175 Pitt Street, Merrylands NSW 2160

2-bed, 3-bath Merrylands unit | flood overlay flagged | 50% renters in block | 6 recent sales show mixed growth This unit offers a rare configuration edge with three bathrooms for a two-bedroom apartment, a feature that strengthens appeal for owner-occupiers seeking space or tenants willing to pay a premium for convenience. The building’s high rental population suggests steady demand, and recent rental yields near 6.6% indicate income potential. The property suits investors prioritising cash flow over capital growth, given the mixed annual growth outcomes in recent sales. The flood overlay introduces a specific risk that may affect insurance costs and future buyer sentiment, though no heritage or bushfire overlays apply. The building’s tenure profile shows a third of residents stay under three years, pointing to turnover that could support consistent leasing but may limit long-term value stability. The opportunity lies in negotiating from a position of recent flat or negative growth in comparable sales, particularly if the vendor is motivated after only two days on market.