166/2 Browne Parade Warwick Farm NSW 2170

North-east 11th floor | strata lot 3962m² | Warwick Farm edge | FTTP and 5G | rental yield near 6.5% This unit occupies a rare position in the complex: a north-east aspect on the 11th floor, which secures consistent natural light and a view corridor that most apartments in this building lack. The 3962m² strata lot is unusually large for a Warwick Farm complex, meaning common-area costs are spread across many units, keeping levies manageable. The property sits at the Liverpool edge of the suburb, placing it inside the catchment for Warwick Farm Public School while still being walkable to Liverpool station and shopping. For a buyer seeking a low-maintenance holding with strong rental demand, the estimated weekly rent of $620 against a $495,000 price point delivers a gross yield around 6.5% — well above the Sydney apartment average. This suits an investor prioritising cash flow over capital growth, or an owner-occupier wanting a modern two-bedroom in a connected location without paying Liverpool’s premium. The primary risk is the open car space: uncovered parking reduces desirability for tenants and resale buyers compared to a secured garage, and may shave $15,000–$25,000 off the unit’s value relative to equivalent apartments with covered parking. The property sits on the edge of Warwick Farm rather than its centre, so walkability to daily amenities like supermarkets and cafes is moderate, not strong. There is no sold history in the available data, which makes it difficult to assess whether the $495,000 list price reflects genuine market support or vendor optimism. The opportunity lies in negotiating below the asking price toward the $450,000–$470,000 range, which would push the yield above 7% and build in a margin for the parking limitation. Hold for rental income; sell only if Liverpool’s apartment market tightens further.