20/4 Peace La · Parramatta NSW 2150

Rent evidence — asking vs transacted, Parramatta · postcode 2150

$715/wk median live asking rent for 2-bed homes in Parramatta (4 live rental listings on agency websites, this week's sweep).

$600–$850/wk is what 2-bed units in 2150 actually transact for (middle half of 498 bonds lodged, Q2 2026 · median $750/wk — NSW Fair Trading, CC BY).

2019Q1 → 2026Q2: $480 → $710/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2150, all bedroom counts pooled.

Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.

Growth trend — Parramatta units at auction

Measured like-for-like growth ≈ 0.6%/yr — 2-bed sold-price medians across 16 quarters (98 sales).

Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.

Published auction results at this address

From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.

Agencies' own published sales nearby — Parramatta, around 2 beds

Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.

⏭ It passed in — what happens next — the question the listing stops at

Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.

Half sold within 33 days, 76% within three months.

Like-for-like within bedroom and property-type groups · 63 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.

Construction risk — what no listing tells you

Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).

Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.

We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.

What's changing in Parramatta — recent local signals

2026-05-14 — Education new — 60 STATION STREET EAST PARRAMATTA 2150 ($436k) (institutional-signals.json (PAN-636828, OnlineDA))

2026-03-27 — Childcare departure — 10 FENNELL STREET PARRAMATTA 2150 ($2382k) (institutional-signals.json (PAN-579952, OnlineDA))

2025-09-05 — Childcare departure — 55 THOMAS STREET PARRAMATTA 2150 ($4988k) (institutional-signals.json (PAN-510101, OnlineDA))

Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.

School catchments

Bayanami PS (primary) · Arthur Phillip HS (secondary)

6 primary schools within 2 km · ICSEA ~1060 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.

Suburb-centre approximation for Parramatta — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.