24 Arcadia Street, Merrylands West NSW 2160

3 bed pre-renovation bones | 404sqm flat block | 5 bed post-reno upside | Merrylands West demand pocket The property’s competitive strength lies in the 2022 renovation that converted a modest 3-bedder into a 5-bed, 3-bath configuration on a flat 404sqm lot—this is rare stock in a suburb where median house size sits around 350sqm. The 200sqm building footprint with 49% coverage leaves usable yard space, and the absence of flood or bushfire overlays removes latent cost risk. It suits families needing multi-generational accommodation or dual-income households wanting separate study/guest space, with both primary and high school within 700m walk. The primary risk is price: the $1.35-1.45M guide sits above the $1.26M automated estimate and the street median, requiring the buyer to justify a premium for the bedroom count and recent renovation quality. The 2022 purchase price of $935k shows significant value-add was executed, but the current ask leaves limited immediate equity uplift. The 3.1% gross rental yield suggests if buying as a hold, a $750-800pw rent would be achievable, but cash flow will be negative at current rates. The buyer’s edge here is negotiating from the data gap between automated valuations and the agent’s guide—offer at the lower end and hold for suburb median growth.