1109/110-114 James Ruse Drive, Rosehill NSW 2142

1-bedroom apartment | dual car accommodation | Parramatta Council locale | no overlays | within school catchments This unit’s dual car accommodation is a competitive advantage in a market where single spaces are standard, directly serving buyers requiring practical storage or commuting flexibility. Its position within established school catchments and absence of environmental overlays provide a stable, low-hazard entry into the Parramatta basin, best suited for an owner-occupier seeking convenience or an investor targeting family-oriented tenants. The value proposition is fundamentally anchored in this functional utility rather than speculative appreciation. The primary risk is the opaque valuation justification, with the current estimate relying on guide data rather than recent sales evidence, exposing a buyer to potential overpayment. The opportunity lies in acquiring a functionally superior unit in the complex at a rational multiple of verifiable comparable sales. Secure it at a price aligned with settled transactions, then hold for yield supported by its practical amenities, as significant capital growth requires broader market movement. Comparable sales within the same building complex: – Unit 912 (1 bed, 1 bath, 1 car): Sold for $269,000 (Dec 2025). Est. value $271,000. – Unit 1102 (1 bed, 1 bath): Estimated value ~$260,000 (range $225k-$295k). This data establishes a clear value corridor, indicating Unit 1109’s $298,000 sale price sits at the premium end, necessitating a justification based on its specific attributes like dual car spaces.