36/10 Merriville Road, Kellyville Ridge NSW 2155

36/10 Merriville Road, Kellyville Ridge NSW 2155
2 bed 2 bath 1 car | sold $645k May 2023 | 114m² entitlement | mainstream Kellyville Ridge apartment | strong rental yield profile This unit holds a competitive edge through its classic 2/2/1 configuration, which remains the most sought-after layout for both first-home buyers and investors in this pocket. The 114m² entitlement is generous for an apartment, suggesting a more spacious footprint than typical compact units, and the sale price achieved in 2023 indicates solid market acceptance. Positioned within a strata complex that benefits from the suburb’s mid-density character, this property serves best a buyer seeking low-maintenance living with strong rental potential, close to Rouse Hill Town Centre and metro access. The configuration aligns perfectly with downsizers wanting lift access and secure parking, while the yield signals from similar units in the street point to a financially sensible purchase. Value may be influenced by the lack of confirmed floor level and orientation, as these factors often dictate light quality and outlook, which can shift buyer perception by several thousand dollars. The building’s age and specific finishes are unverified, so a physical inspection becomes critical to assess whether the unit matches the premium features—stone benchtops, ducted air conditioning, double glazing—commonly advertised in nearby stock. The 2023 sale price of $645,000 sits above some recent comparables, so the buyer should weigh whether the entitlement size and potential for upgrades justify any premium. Rental demand appears robust, with gross yields around 6.6% achievable, but this depends on the unit’s actual condition and presentation. || Comparable Sales: 33/10 Merriville Road ~$530k, 309/8 Merriville Road ~$540k | Property Price Band: $600K–$700K | Value Drivers: entitlement size, configuration, rental yield potential, condition upon inspection
Detailed Independent Property Report prepared  by PropCred Analyst team for 36/10 Merriville Road, Kellyville Ridge NSW 2155
Checks found:
Value Risk ! 1
Liquidity Risk ! 1
Planning Risk
Income Risk ! 1
Execution Risk 2
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Market Insight

Kellyville Ridge is a well-established family suburb in the Hills District, characterised by high household incomes and a long history of consistent capital growth. Demand is driven by owner-occupying families seeking larger homes, supported by strong long-term performance. Recent market conditions show stable house prices with houses selling efficiently, while the unit market has experienced some softening. Future growth is underpinned by its established appeal, though affordability constraints at the upper end of the market and a steady supply of listings present considerations for buyers.
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PropCred Estimated Value

Comparable Sales: 33/10 Merriville Road ~$530k, 309/8 Merriville Road ~$540k | Property Price Band: $600K–$700K | Value Drivers: entitlement size, configuration, rental yield potential, condition upon inspection

Bedrooms

3

Bathroom

2

Parking

2

Land

3647m²

Research & Review Prepared by Brian Moon, Analyst · Reviewed by Matt Proctor, Principal Analyst
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