17 Biana Street, Pemulwuy NSW 2145
17 Biana Street, Pemulwuy NSW 2145
4 beds | 2 baths | 2 car spaces | 225 m² land | 213 m² internal area | auction campaign underway
The internal floor area is notably generous for the land size, giving a modern family house with efficient use of space in a suburb where owner-occupiers dominate and long-term residents are present. This configuration suits a buyer seeking a detached home with good separation of rooms and a study, supported by catchment schools within 2 km. The property is being offered through auction, which suggests a competitive process may be anticipated, but the value proposition depends on how the internal dimensions compare to other recent sales in the area.
A key constraint is the discrepancy between data sources on bathroom and car space counts, which reduces confidence in the listing accuracy and requires verification before bidding. The unresolved question is whether the actual condition disclosed in the building and pest report aligns with the marketed presentation, given the property was last transacted in 2011 and may have deferred maintenance. Confidence in the guide price cannot be formed until these inconsistencies are clarified and the report is reviewed.
Detailed Independent Property Report prepared by PropCred Analyst team for 17 Biana Street, Pemulwuy NSW 2145
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
1
Income Risk
1
Execution Risk
2
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Market Insight
Demand still flows from the suburb’s master-planned layout and transformation from a quarry, anchored by higher-than-average household incomes, family-friendly amenities and ready links to Parramatta, Rouse Hill and local schools that keep buyers confident. Buyers also chase solid rental returns near $900 a week for houses and about 3.4% yields, so investors and owner-occupiers alike cite lifestyle and immediate employment access as the chief motivation. The main risk is the absence of fresh infrastructure catalysts and slower sales with longer days on market, yet scarce comparable stock sustains opportunity while prices have nudged up roughly 9.3% over the year through January 2026 and held firm into the last six months.
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PropCred Estimated Value
Bedrooms
4
Bathroom
3
Parking
1
Land
225m²
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