85/9 Goulburn Street, Warwick Farm NSW 2170

North-facing 6th floor | district views | large covered balcony | modern two-bedroom in Liverpool LGA This unit offers an uncommon combination of size and orientation in a strata complex. The 101sqm internal footprint with a north-facing balcony and district views is rare for a two-bedroom apartment in this price bracket, giving it a clear competitive edge over smaller, darker units in the same corridor. The open plan living with granite kitchen and two split systems supports owner-occupier appeal, while the separate internal laundry and storage cage improve liveability for downsizers or professionals commuting via Warwick Farm or Liverpool stations. The property sits in a modern complex with solid strata records and no overlay issues, making it suitable for buyers seeking a low-maintenance home with genuine amenity. The asking price sits above recent appraisals of $586k–$598k, and the quarterly strata of $1,245 is not low for a two-bedroom,this will eat into yield if rented at the $650pw median. The building’s 2696sqm lot and 101sqm unit suggest good land-to-unit ratio for future capital growth, but the complex is large and resale competition exists. For an owner-occupier, the premium is justified by the balcony and views; for an investor, the yield sits around 4.5–5% gross, which is acceptable but not exceptional. Hold this property for its position and size, not short-term flipping.