9 Meadow Place, Kellyville NSW 2155

4-bed luxury home | Kellyville family belt | 665sqm flat block | pool + solar + 4 living zones This property occupies a rare configuration in Kellyville’s family market: four distinct living zones plus a study and rumpus on a flat 665sqm lot with only 42% building coverage. For a buyer seeking separation between adults, children, and work, this floorplan outperforms most new builds in the corridor. The 2015 purchase price of $1.42m suggests the current owner has added significant capital—pool, solar, air conditioning—which now sits inside an estimated value band of $2.1m–$2.2m. That positions the house at the upper end of Kellyville’s premium tier, but the combination of Eden Brae construction, north-west orientation (implied by solar viability), and absence of flood or bushfire overlay makes it a low-maintenance hold for an executive family or an upgrade buyer trading out of a smaller Sydney property. The primary risk is price discovery: the agent has not published a guide, and the gap between the $1.9m Domain-derived estimate and the property.com.au range of $2.1m–$2.2m is wide enough to require careful comparable analysis before bidding. Rental yield at $1,070–$1,280 per week against a $2.1m purchase price is below 3%, so this is not an investment play—it is a lifestyle buy. The opportunity lies in the land-to-building ratio: 42% coverage leaves room for future extension or a granny flat, subject to council approval. Hold this property as a long-term family home and let the Hills Shire’s infrastructure pipeline—metro, schools, retail—do the heavy lifting on capital growth.