22 Thomas Boulton Circuit, Kellyville NSW 2155
22 Thomas Boulton Circuit, Kellyville NSW 2155
Large-format dual-living house | Premium Kellyville pocket | 8-bed scale on ~700m² | Tightly held street | Multi-generational or high-income fit.
This property sits in a rare class for Kellyville: a genuinely large, modern house configured for two households or extended family living, on a land size that matches the street’s premium character. The 8-bedroom, 7-bathroom layout is not typical suburban stock—it competes with custom-built prestige homes in the area, appealing most to buyers who need serious internal space, separate living zones, or a self-contained second residence. The street itself is established, low-density, and dominated by newer builds, which supports long-term value stability. For a family wanting scale without moving to a rural or semi-rural area, this is about as close to a purpose-built solution as Kellyville offers.
Value may be shaped by how the second residence is legally configured—whether it’s a dual-occupancy with separate entry or simply a large single dwelling with flexible rooms. This distinction affects resale appeal and rental potential. The property’s modern build era and premium finishes should hold up well, but the sheer size means ongoing maintenance and utility costs will be higher than a standard family home. Buyer demand is likely narrower—those needing this much space—but for that buyer, the property’s functionality and street position justify a premium. The lack of a pool or outdoor entertaining area, if absent, could be a minor drawback for this price range.
Detailed Independent Property Report prepared by PropCred Analyst team for 22 Thomas Boulton Circuit, Kellyville NSW 2155
Checks found:
Value Risk
Liquidity Risk
Planning Risk
Income Risk
1
Execution Risk
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Market Insight
Kellyville Ridge’s house market is anchored by families prioritising schools and parks, with first-home buyers and downsizers gravitating to units. House prices reached a median of $1.945 million over the past 12 months, with annual growth of 2.3% according to one provider, though another records a slight contraction of 0.5%. Units median at $823,750, growing 0.7%. Houses average 34–42 days on market, with 324–332 sales in the year, indicating consistent turnover. Rents for houses sit at $940–$950 per week, delivering a gross yield of 2.61%; units rent for $680–$750 weekly with a firmer 4.23% yield. These figures suggest a market balanced between steady family demand and investor interest in the higher-yielding unit segment, albeit with limited price momentum.
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PropCred Estimated Value
Comparable Sales: 52 Thomas Boulton Circuit sold $3.2M; 31 Thomas Boulton Circuit sold $3.36M | Property Price Band: $3.2M–$3.4M | Value Drivers: dual-living configuration, land size, modern build quality
Bedrooms
8
Bathroom
7
Parking
4
Land
837m²
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