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2 778 MERRYLANDS ROAD GREYSTANES NSW 2145

HOUSE FOR SALE

$1,065,000

Estimated Valuation

2 778 MERRYLANDS ROAD GREYSTANES NSW 2145 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

1

Land Size

271 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 7 hours ago
Listing Price

Auction Guide $1050000

Auction
Listed By
McGrath Blacktown
Recently rejuvenated, this two-level home offers a perfect blend of modern living and family practicality in the heart of Greystanes. With its low strata fees, potential rental income, and prime proximity to schools and transport, it stands as an excellent investment opportunity for families or savvy investors seeking value.

Description

This two-level family home in Greystanes has been recently rejuvenated to offer a versatile and practical lifestyle. The property features a modern interior with light-filled living spaces, though the exterior retains a more traditional aesthetic typical of the age. Upon entry, you are greeted by a spacious open-plan living and dining area with polished timber flooring that flows seamlessly towards the backyard.

The kitchen is well-appointed with ample white cabinetry, dark stone benchtops, and stainless steel appliances, making it functional for daily use. The home includes three spacious bedrooms, all equipped with split-system air conditioning for year-round comfort. The master bedroom features a walk-in wardrobe and a private ensuite, while the second bathroom offers a separate shower and bathtub for family convenience.

Key structural features include an upstairs study section ideal for a home office, an internal laundry room, and a convenient downstairs WC. The exterior boasts a single lock-up garage with driveway access and street parking options. Outdoors, a covered entertaining area overlooks a low-maintenance yard enclosed by privacy fencing, perfect for hosting gatherings.

Located moments from Greystanes Public School, the property offers easy access to local shops, parks, and public transport. The listing highlights its investment potential with a low strata fee of $261 per quarter and an estimated rental yield of $850 per week. This is a turnkey option for families seeking convenience and comfort in a highly accessible location.

Property Style & Condition

Overall
contemporary
good
Condition
Exterior
modern
fair
Condition
Livingroom
contemporary
good
Condition
Bedrooms
modern
excellent
Condition
Kitchen
contemporary
good
Condition
Bathroom
modern
fair
Condition
Yard
standard
good
Condition

Key Features

Three spacious bedrooms with split-system air conditioning
Master bedroom with walk-in wardrobe and ensuite
Recently rejuvenated open plan living and dining area
Well-appointed kitchen with ample storage
Upstairs study section suitable for home office
Internal laundry room and downstairs WC
Covered outdoor entertaining area
Low maintenance yard with privacy fencing
Single lock-up garage and driveway
Moments to Greystanes Public School
Low strata of $261 per quarter

Specifications

Property Details
Property Type House
Architectural Style contemporary,modern
Stories 2
Parking Type attached garage, driveway, street parking
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Nearby Amenities
Near primary school
Near bus stop
Near parks
Near shopping
Rental Information
long term rental only

Exterior

covered patio
fenced yard
privacy fence
driveway

Indoor

open floor plan
tile floors
walk in closet
kitchen island
granite countertops
stainless steel appliances
laundry room
home office
ensuite bathroom
separate shower
soaking tub
recessed lighting
oven
dishwasher
heat pump
split system
double story
Listed on 27 Aug 2026

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    Property     GREYSTANES     LGA

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GREYSTANES Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

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Livability Scores

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Crime Breakdown vs State Average

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Age Distribution Profile

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Crime in suburb of Greystanes NSW

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Population

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Crimes Committed

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Crime Rate

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Safety Rank

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Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

Top 10 Offense Types (2024)

Victimization Probability

Violent Crime Chance 1 in X
Property Crime Chance 1 in X
State Average (Violent) 1 in 84

Schools within the catchment Greystanes NSW

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The True Cost of Buying this Property

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Buyer Fees Calculator

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Investment Calculator

  Investment Viability Engine · 2026 Tax Rules

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1 The Property

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2 Your Situation

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3 Costs & Assumptions

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Interest on the borrowed deposit is also tax-deductible and is added to your gearing position. Your true out-of-pocket cash is reduced by whatever portion you borrow.
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Ownership structure & income splittingSole, joint (split income), company or trust?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
Land tax (NSW)Annual holding cost on combined land value over the threshold.
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NSW 2026: nil up to $1,075,000 combined land value, then $100 + 1.6% of the excess, rising to $88,036 + 2% premium rate above $6,571,000. Computed land tax replaces the figure in section 3.
Cash buffer & risk capacityCould you survive vacancy, rate rises and repairs?
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Calculating…Verdict ?
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Your take-home profit over — yrs ?
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rent cash flow + capital gain − all costs & tax
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Comparing Common Investments ?
What this shows
Property value (grey bars, left axis) is the projected market value each year using your capital-growth assumption. The capital profit if sold line (coral, left axis) is the money you'd actually walk away with that year after repaying the loan, paying selling costs, paying CGT, and getting back the cash you put in. The rent collected line (teal, right axis) is gross annual rent received, grown at your rent-growth assumption.
What this shows
Three views of how the position evolves year by year. Property value (dashed) shows the asset growing at your capital-growth rate. Equity (coral) is value minus loan balance — how much of the property you actually own. Cumulative cash flow (teal) is the running total of all after-tax rent (positive) or top-ups (negative) you've put in since day one.
What this shows
The yearly cash position after every cost and tax effect. Green bars = positive years (the property paid you). Red bars = years you had to top it up from your pocket. This is the most honest picture of what holding the property feels like on a year-to-year basis.
What this shows
Where every dollar of the projected sale price goes. Net to you is what lands in your bank account; the rest is consumed by loan payout, selling costs and capital gains tax. The CGT slice depends on which regime applies (50% discount, indexation + 30% min tax, or a split of the two).

What this shows
How fragile your outcome is to the capital-growth assumption — the single biggest swing factor in any property forecast. Each point on the line re-runs the entire model at a different growth rate. Where the line crosses the dashed zero, that's roughly the growth rate needed just to break even over your hold period.

What this shows
The same upfront cash invested four different ways, held the same number of years. The property includes all rent, costs, tax and the final sale (after CGT and loan payout). The ASX 200 ETF compounds at its assumed total return; the gold line compounds at gold's long-run average; the inflation line is what you need to just preserve your purchasing power. Any year the property bleeds cash, that shortfall is invested in the comparison asset too (so they get the same total dollars over the life of the deal). Gains on the comparison assets are taxed under the same 2026-Budget CGT regime that applies to shares and ETFs — the transitional split (50% discount on the pre-1 Jul 2027 portion, then cost-base indexation + 30% minimum tax on the post-1 Jul 2027 portion), since non-property assets are never grandfathered.
What this shows
The full year-by-year ledger. Cash flow is pre-tax (rent minus all cash costs); tax effect is the value of any deduction or the tax bill on net profit; after-tax is the actual dollars in or out of your account that year. Cumulative is the running total.

About this model

Reflects the 2026 Federal Budget proposals (announced 12 May 2026): from 1 July 2027, negative gearing on established residential property bought after 7:30pm 12 May 2026 can only offset rental income / residential property gains (excess losses carry forward), and the 50% CGT discount is replaced by cost-base indexation plus a 30% minimum tax on the real gain accruing after 1 July 2027. The CGT change applies to all CGT assets (shares, ETFs, gold, crypto), not just property, so the comparison assets are taxed on the same basis. New builds retain full negative gearing and the choice of the 50% discount. Properties contracted on/before 12 May 2026 are grandfathered. The main residence, superannuation funds and widely-held trusts are exempt. These are proposed rules that may change in legislation. Resident tax rates 2025–26 are used (incl. 2% Medicare levy). This is general information, not financial, tax or legal advice — consult a licensed adviser before acting.
Purchase Cost Calculator

The True Cost of Buying this Property

Beyond the sale price, Australian property buyers face stamp duty, legal fees, inspections, loan charges and more. Adjust the purchase price and your state to see the full picture.

Purchase Price
$850,000
AUD
$100K $5M
Property State
Your Situation
Total Additional Costs
On top of the $850,000 purchase price in NSW
Extra Costs
$52,000
All-In Cost
$902,000
% of Price
6.1%
How these figures are calculated

Stamp Duty (Transfer Duty): Calculated using each state's 2024–25 residential transfer duty brackets for owner-occupiers. First home buyer concessions and investor surcharges are applied where selected.

Lenders Mortgage Insurance (LMI): Estimated at approximately 1.5–2.5% of the loan amount, assuming an 85% LVR. Actual LMI depends on your lender, LVR and loan size.

Conveyancing / Legal Fees: Typical range of $1,500–$3,000 covering contract review, searches and settlement. We use a mid-range estimate.

Building & Pest Inspection: Typically $400–$800 combined for a standard residential property.

Loan Application & Mortgage Registration: Includes bank application fees ($300–$600), mortgage registration (state-based, usually $150–$230) and transfer registration fees.

Council & Water Rate Adjustments: Estimated at around 0.1% of the purchase price — the buyer typically reimburses the seller for pre-paid rates.

These estimates are indicative only. Always confirm exact figures with your conveyancer, broker and the relevant state revenue office before committing to a purchase.

Mortgage Calculator

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Buyer Fees Calculator

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Disclaimer: This calculator provides estimates only based on standard published rates for 2025-26. Actual stamp duty may vary based on individual circumstances, concession eligibility, and contract dates. LMI is a rough estimate only — actual premiums vary by lender, LVR, and loan size. Always verify with your state’s revenue office and seek professional advice before purchasing.

Mortgage Affordability & Borrowing Capacity Calculator

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Calculating…
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Disclaimer: This calculator provides an estimate only and does not constitute a quote or loan approval. Calculations are based on standard APRA guidelines (including a 3.0% interest rate assessment buffer) and 2025–26 Australian resident tax rates. Lenders may apply their own specific Household Expenditure Measure (HEM) rules, risk margins, and varying credit card assessment rates (typically 3.8% of the limit). Rental income is shaded to 80%. Always speak to a licensed mortgage broker or lender for an exact assessment.

Refinance Savings Calculator

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Disclaimer: This calculator provides estimates only. It assumes interest rates remain constant for the life of the loan and does not account for offset accounts or extra repayments. Refinance costs vary by lender and state (typically including a discharge fee, application fee, and government mortgage registration fees). If your loan balance is above 80% of your property's value, you may also be required to pay Lenders Mortgage Insurance (LMI) when refinancing. Always seek professional financial advice.

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