13 Livingstone Avenue, Baulkham Hills NSW 2153

13 Livingstone Avenue, Baulkham Hills NSW 2153
3 bed / 1 bath house | 2-year hold, $1.41M paid | $600/wk rent, 2.2% yield | Family pocket, mid-$1M range This is a straightforward family house in a street that mixes older detached homes with newer boutique townhouses. The configuration is simple and functional, not premium, but it sits in a proven residential pocket where values cluster comfortably in the mid-$1M range. The short 2-year hold suggests either a quick renovation flip or a buyer who saw clear upside, and the modest rental yield points to owner-occupier demand rather than investor speculation. It suits a family or downsizer wanting a solid, no-fuss house with school access and a quiet street, without paying for luxury finishes or a large block. What may shape its value most is the condition and any upgrades done during that brief ownership. A refreshed kitchen or bathroom, new flooring, or updated outdoor space would justify a premium over the $1.41M paid, while original finishes could cap it near that level. The lack of confirmed land size is a genuine variable—smaller lots in this area tend to trade at a discount to larger ones, even with similar house footprints. The presence of newer townhouse stock nearby may also pull some buyer attention, though detached houses generally hold stronger appeal for families seeking space and privacy.
Detailed Independent Property Report prepared  by PropCred Analyst team for 13 Livingstone Avenue, Baulkham Hills NSW 2153
Checks found:
Value Risk 2
Liquidity Risk ! 1
Planning Risk
Income Risk ! 1
Execution Risk
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Market Insight

Baulkham Hills, in Sydney’s Hills District, is a premium family market. Median house price is $2.0 million, up 5.0% over the past year; houses average 27 days on market. Units sit near $920,000–$975,000, with growth of 3.4–7.3%. Families underpin demand via high-performing schools and larger homes; downsizers and first-home buyers support apartments, with 26.9% strata ownership. Buyers are financially established. Historical CAGR of 6.5–6.7% supports long-term investment. Key risks: affordability and low yields—houses 2.37%, units 3.7–3.84%, both below Sydney averages.
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PropCred Estimated Value

Comparable Sales: 19 Livingstone Ave, 3/1/2, sold $1.475M; 6 Livingstone Ave, 3/1, sold $1.35M | Property Price Band: $1.3M–$1.4M | Value Drivers: condition after 2-year hold, land size, internal layout and presentation

Bedrooms

3

Bathroom

1

Parking

1

Land

445m²

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