← Board · Epping — prices, sales, schools, crime

3 Forest Grove, Epping

Strata plan SP97251 · 70 lots (NSW Strata Hub) · registered 2018-03-22 (age floor) · VG property id 4108342

This building has 27 recorded sales since 2021. Every figure below is a government record with its source named — and the last section lists what the public record cannot tell you.

This 70-lot building at 3 Forest Gr, Epping 2121 has recorded 27 sales since 2021, with 21 in the last 3 years. Rental bonds in the postcode show 1-bedroom units with a median of $708/wk (middle half $675–$752/wk across 80 bonds), 2-bedroom units with a median of $825/wk (middle half $760–$900/wk across 169 bonds), and 3-bedroom units with a median of $1100/wk (middle half $950–$1250/wk across 47 bonds).

Written by AI from the government records on this page — checked figure-by-figure against them (2026-08-27). A description of the record, never advice.

Every sale in this building

27 priced transfers on the public record since 2021.

In the last three years, 21 lots changed hands — 30% of the scheme's 70 lots. Trailing 36 months of VG transfers ÷ registered lot count.

Unit 406$1.28M2026-06-26

Unit 401$1.2M2026-06-05

Unit 312$606k2026-04-16

Unit 309$850k2026-03-06

Unit 16$628k2025-10-31

Unit 214$600k2025-09-07

NSW Valuer General bulk property sales information (CC-BY), every lot sharing this building's property id; unit labels are the register's own strings. Transfers under 3 months apart are excluded as double entries; growth figures are gross price movements, not returns.

What units here actually rent for

1-bed$675–$752/wkmedian $70880 bonds, Q2 2026

2-bed$760–$900/wkmedian $825169 bonds, Q2 2026

3-bed$950–$1250/wkmedian $110047 bonds, Q2 2026

Real transacted rents — every residential bond lodged in postcode 2121 (NSW Fair Trading, CC-BY). Postcode is the finest geography the source publishes; the middle half (25th–75th percentile) is shown because identical floor plans in one building can lease hundreds apart.

Nearby buildings with dossiers

23 Ray Rd26 sales · 55 lots

22 Essex St26 sales · 64 lots · 0% of resales above purchase

42 Cliff Rd25 sales

11 Epping Park Dr284 sales · 25% of resales above purchase

22 Langston Pl222 sales · 190 lots · 94% of resales above purchase

What this dossier cannot tell you

Stated so a gap never reads as a clean bill (rule 7's positive form — silence is not evidence):

The strata books. Levies, the capital-works (sinking) fund, insurance, AGM minutes, and any defect claims in progress are not public records. Only a strata report — a paid inspection of the owners corporation's own books — has them. If you are serious about a unit here, buy that report; nothing on this page substitutes for it.
When the building was actually completed. The 2018 registration date is a floor — the scheme existed by then. Occupation certificates aren't in our sources; a conveyancer can obtain them.
Bedrooms on sales records. The Valuer General publishes no bedroom counts, so the sales above are every configuration pooled — a $732k sale and a $1.38M sale may be different-sized homes, not a price swing.
This building's own rents. Bond data is postcode-grain — the ranges above are the area's real transactions, not this building's ledger.
Why any individual vendor is selling. The patterns above are the building's record; no line on this page is a claim about a particular home or owner.

© State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au. VG figures: NSW Valuer General bulk property sales information (CC-BY). Every fact above names its source; where a source doesn't cover this building, the section doesn't appear.