130/280 Merrylands Road, Merrylands NSW 2160

130/280 Merrylands Road, Merrylands NSW 2160
modern 2-2-1 in 2018 lift building | 80m² efficient plan | station and shopping within short walk | strong rental demand | busy road corridor This unit is positioned as a solid mainstream apartment within a busy transit-oriented centre. Its modern age, lift access, and basement parking are considered strong advantages for buyers seeking lock-and-leave convenience. The 80m² layout is efficient, and the building’s 152-lot scale supports manageable strata levies. Its location near Merrylands Station and the shopping centre is seen as a key demand driver, serving first-home buyers and investors particularly well. The unit competes on affordability and convenience rather than prestige, and that is its principal strength. Value outcomes may be influenced by the busy road corridor, and a flood overlay noted on one record might need to be considered in relation to long-term risk. Orientation and floor level may be expected to affect desirability, and these aspects could be reflected in resale timing. Such factors are likely to be weighed more heavily by owner-occupiers, while investors may be drawn to the rental income profile.
Detailed Independent Property Report prepared  by PropCred Analyst team for 130/280 Merrylands Road, Merrylands NSW 2160
Checks found:
Value Risk 2
Liquidity Risk ! 1
Planning Risk ! 1
Income Risk 2
Execution Risk 2
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Market Insight

Merrylands is a strategically positioned Western Sydney suburb attracting a young, professional demographic, which is driving strong demand for houses. This has resulted in robust capital growth for houses, though the unit market has shown relative softness. The rental market remains steady, supported by this demographic profile. Future growth is underpinned by its established location, while a key constraint is the weaker auction clearance rate, indicating more selective buyer sentiment compared to broader markets.
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PropCred Estimated Value

Comparable Sales: 93/280 and 73/280 Merrylands Road (sold for $585,000 and $520,000) | Listed Price Band: $500,000–$600,000 | Value Indicator: modern condition, efficient layout, station proximity

Bedrooms

2

Bathroom

2

Parking

1

Land

185m²

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