MERRYLANDS WEST
Investor score
54
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
$685,000
NSW VG · 2026
Rent yield
4.9%
computed from govt data
Annual growth
-44.8%
annualised from govt data
Vacancy rate
1.7%
modelled estimate
AI insights for MERRYLANDS WEST
Investment analysis, risks & comparisons
MERRYLANDS WEST shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
Median rent
$650/wk
NSW Fair Trading · Apr 2026
Demand change
+6.3%
annual shift
Yield × growth index
-19.9
combined signal
Net yield (est.)
1.43%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+2.7%
est. compound, long-run avg
10-yr growth (CAGR)
+7.7%
est. compound, long-run avg
Rental demand
59 / 100
Strong demand
Supply pipeline
Est.3.0%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
MERRYLANDS WEST is a metropolitan NSW suburb with moderate capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro NSW suburb with strong infrastructure and transport
- Rental yield 4.9% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,455/wk
$97k taxable p.a.
Renters
46.0%
49.6% owner-occupier
Median age
33.0 yrs
Unemployment
3.5%
Population growth
+3.2% p.a.
Investor-owned
13.0%
of all dwellings (ATO)
Houses
59%
35% apartments
Degree qualified
48.0%
bachelor's or higher (ABS)
Work from home
23.2%
of employed residents (ABS Census)
Median lot size
490 m²
Standard block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
6.5%
Some Airbnb activity
Market activity
Distance to CBD
21.8 km
Outer suburbs
Days on market
32 days
Normal turnover
Auction clearance
72.0%
Strong demand
Walkability
65 / 100
Very walkable
Coastal proximity
21.8 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
2,000/km²
Dense urban
Schools in postcode 2160
🏫Primary (5)
St Margaret Mary's Primary School
Catholic · Yrs K-6
Sherwood Grange Public School
Government · Yrs K-6
Hilltop Road Public School
Government · Yrs K-6
Merrylands East Public School
Government · Yrs K-6
Merrylands Public School
Government · Yrs K-6
🎓Secondary (2)
Cerdon College
Catholic · Yrs 7-12
Merrylands High School
Government · Yrs 7-12
⭐Special (2)
Holroyd School
Government · Yrs U
Fowler Road School
Government · Yrs U
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Safe1.0 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average9 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
38
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in MERRYLANDS WEST
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