9/55-57 Sheffield Street, Merrylands NSW 2160

| 1974 full-brick walk-up | east-facing balcony | flood overlay flagged | strong Parramatta bus access | updated kitchen and bathroom This is a competitively positioned entry-level unit in an established low-rise complex, where the full-brick construction and recent kitchen-bathroom update reduce immediate capital outlay for a buyer. The east-facing balcony and internal laundry are uncommon at this price point and improve liveability, making it suited to first-home buyers or investors seeking a low-maintenance hold within the Parramatta transport corridor. The flood overlay is the primary structural risk, as it may increase insurance premiums and constrain future redevelopment potential. The 1974 build age also implies older plumbing and electrical systems not yet replaced. However, the 6.5% rental yield and sub-500-metre proximity to Stockland Mall and bus services create a defensible income position. This unit should be held for steady rental cash flow rather than short-term capital growth, with the updated interior providing a buffer against vacancy.