Date of Valuation:
14 September 2026
CONSULTANCY REPORT “The Edmondson Collection” Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW
Nearmap
J00026128 Liability limited by a scheme approved under Professional Standards Legislation.
Executive Summary Instructions Instructing Party
Croatia 88 Development Pty Ltd.
Reliant Party
Croatia 88 Development Pty Ltd.
Purpose
To provide an overview of the suburb of Edmondson Park and “The Edmondson Collection” development, the local market and sales evidence relating to residential apartments.
Property Details Address
“The Edmondson Collection” Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park NSW.
Description of Property
The subject property comprises 91 residential apartments forming part of an eight-storey residential development over multiple levels of basement parking. Unit Type
No. Units
% of Total
Average Internal Area (m2)
One Bedroom
20
22%
53
One Bedroom plus Study
1
1%
86
Two Bedroom
67
74%
79
Three Bedroom
3
3%
106
Total
91
100%
74
Our brief is to consider the specific design, features and innovations that characterise “The Edmondson Collection” development, and in particular review and assess the value proposition(s) that may evolve from, or otherwise be attributed to, in particular, those identified elements that may not necessarily be regarded as typical in this market sector. As part of this report, we have been requested to provide a current opinion of value ranges for the various apartment configurations within Building C of the development, together with relative references to support those opinions, in particular those characteristics that may contribute to value that are not ordinarily found in the market sector being considered.
Based on the sales evidence outlined in this report, together with the clearly identified value-add initiatives not normally found in competing developments, we consider the current value ranges for the various apartment configurations within “The Edmondson Collection” to be as follows: Apartment Type
Minimum Value
Maximum Value
Average Internal Area (m2)
Average Value
Average Rate ($/m²)
One Bedroom
$630,000
$660,000
53
$645,000
$12,181
One Bedroom plus Study
$700,000
$700,000
86
$700,000
$8,140
Two Bedroom
$770,000
$850,000
79
$795,000
$10,088
Three Bedroom
$925,000
$950,000
106
$930,000
$8,774
As outlined above, there is a range of values per apartment configuration type. This is primarily due to the individual attributes of each apartment type including internal size, internal configuration, aspect and view profile. This is a summary only and is not to be relied upon for any purpose. The valuation assessment for this property is subject to the assumptions, conditions and limitations as set out in the accompanying full valuation report.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park NSW | 14 September 2026 Page i
Contents 1.
OVERVIEW ...................................................................................................................................................... 1
2.
DEVELOPMENT .............................................................................................................................................. 4
3.
MARKET SALES EVIDENCE ......................................................................................................................... 9
4.
MARKET COMMENT .................................................................................................................................... 22
1.
Overview
Location Map
Source: UBD
Road System & Access Situated
•
Situated on the eastern alignment of Somme Avenue with additional frontage to Benera Road, within Edmondson Park.
•
Approximately 34 radial kilometres south-west of the Sydney Central Business District (CBD).
Main Roads
•
Located within proximity of Camden Valley Way and Campbelltown Road.
Access
•
Access available via Somme Avenue, Benera Road and Passendale Road.
Photographs
Subject Property
Streetscape
Streetscape
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 2
Surrounding Development Surrounding development provides for predominantly rural land holdings, land subdivision developments, residential dwellings and apartment developments varying in age.
Source: Nearmap
Surrounding Amenity Public Transport
Education
•
Located within proximity of Edmondson Park Railway Station.
•
Bus stop located within proximity at Edmondson Park Station, Stand A.
•
Located within proximity of Edmondson Park Public School, Bardia Public School, St Francis Catholic College, Edmondson Park and Dalmeny Public School.
•
Located within proximity of Western Sydney University Campbelltown Campus and TAFE Miller.
Parks and Recreation
•
Forest Lawn Memorial Park, located within proximity to the subject property to the west.
•
Macquarie Links International Golf Club, located within proximity to the subject property to the south.
•
Edmondson Regional Park, located within proximity to the subject property to the south-west.
Retail Amenity
•
Ed. Square Shopping Centre is located in proximity to the subject to the south.
Services All usual urban services are connected or available to be connected to the subject property.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 3
2.
Development
Development Overview Overview The subject property benefits from Development Consent (DA-1320/2021) for a two-lot Torrens title subdivision and the construction of three residential flat buildings ranging from three to six storeys, comprising 137 flats and basement car parking, together with associated strata subdivision, site preparation works, civil works and landscaping. The subject property also benefits from Development Consent (DA-171/2024), which amends the three residential flat buildings approved under DA-1320/2021 to accommodate an additional 41 apartments, including 27 affordable housing apartments, under the provisions of State Environmental Planning Policy (Housing) 2021. The amendments include a 30% increase in gross floor area, with Building A increased to four storeys, Building B increased to six and eight storeys, and Building C increased to eight storeys. Also, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/A) for the modification to Development Consent DA-171/2024 under Section 4.55 (1A) of the Environmental Planning and Assessment Act 1979, to update stamped drawings, housekeeping of conditions, and update to the description of development. The subject property also benefits from Section 4.55 Modification Approval (DA-171/2024/B) for the modification of Development Consent DA-171/2024 under section 4.55(1A) of the Environmental Planning and Assessment Act 1979. The subject property benefits from Development Consent (DA-454/2025) for two lot Torrens title stratum subdivision of a proposed approved lot containing approved residential flat buildings in the course of construction. Also, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/C) for the modification to DA-171/2024 under Section 4.55(1A) of the Environmental Planning and Assessment Act 1979. The modification seeks to complete the proposed development over 2 stages. The staging of the development consists of: •
Stage 1: A two-lot Torrens title subdivision comprising Lot 1, on which residential flat Buildings A and B will be constructed, together with associated strata subdivision, site preparation works, civil works and landscaping. Lot 2 will accommodate residential flat Building C, together with associated strata subdivision, site preparation works, civil works, landscaping and local road construction, to be undertaken as Stage 2 of the development.
•
Stage 2: Construction of residential flat building C on Lot 2, including associated strata subdivision, site preparation works, civil works, landscaping and road construction of Passendale Road and Road 1.
Upon the completion of all road construction in accordance with Development Consent DA-1320/2021, the roads are to be dedicated to Council prior to the issue of an occupation certificate for Building C. Lastly, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/D) for the modification to Development Consent DA-171/2024 Under Section 4.55 of the Environmental Planning and Assessment Act 1979, including alterations and additions to apartment Block C to add one apartment, increasing the development to 179 apartments, and amendments to the basement car park to create one additional parking space.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 5
Development Summary No. of Apartments
91.
No. of Levels
Eight.
Architect
Stanisic Architects.
Drawing Number
Multiple references.
Date of Plans
Multiple dates.
Endorsed
Liverpool City Council.
Proposed Construction Details Floors
Suspended concrete slab floors with a combination of carpet and tile floor coverings.
Roof
Concrete
External Walls
Rendered concrete.
Internal Walls
Painted plasterboard.
Ceilings
Painted plasterboard.
Access and Services Pedestrian Access
Via Passendale Road, Bernera Road and Somme Avenue.
Vehicle Access
Via Passendale Road.
Lift
Multiple lifts available from basement to top floor.
Car Parking
Multiple levels of basement parking with parking available to all apartments.
Development Mix Unit Type One Bedroom
No. Units
% of Total
Average Internal Area (m2)
20
22%
53
One Bedroom plus Study
1
1%
86
Two Bedroom
67
74%
79
Three Bedroom
3
3%
106
Total
91
100%
74
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 6
Fixtures and Fittings We highlight that the level of finishes for the completed development has the potential to significantly impact the achievable sale prices. In undertaking our valuation, we have assumed that the proposed development will incorporate a good level of finishes. We have assumed the proposed development will provide for a suitable level of accommodation consistent with current market demands and for a reasonable level of utility. Our valuation assumes that the proposed development is to be completed in a good workmanlike manner in accordance with all relevant statutory requirements. We have provided further detail in regard to the proposed level of finishes below: Kitchen
Specifications
Appliances
Fisher and Paykel oven. Fisher and Paykel cooktop. Fisher and Paykel rangehood. Fisher and Paykel dishwasher.
Benchtop
Stone.
Floor
Tile.
Splashback
Stone.
Bathrooms
Specifications
Floor
Tile.
Shower Screen
Semi-frameless glass.
Tapware
Metal.
Living and Dining Rooms
Specifications
Floor
Tile.
Bedrooms
Specifications
Floors
Carpet.
General
Specifications
Heating/Cooling
Ducted air conditioning.
We consider the proposed finishes to be appropriate for the subject property’s market.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 7
Photographs
Subject Property
Typical Kitchen
Typical Bathroom
Typical Bathroom
Typical Laundry
Typical Bedroom
Typical Bedroom
Typical Living/Dining
Typical Living/Dining
Typical External
Typical Basement
Streetscape
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 8
3. Market Sales Evidence
Market Sales Evidence Subject Development Presales Marketing for the subject development commenced circa June 2024. We note that a total of 91 contracts relating to residential apartments have exchanged as at the date of valuation, equating to $67,087,000. “The Edmondson Collection” Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue , Edmondson Park NSW Currently under-construction and being marketed “off the plan” this development is situated on the eastern alignment of Somme Avenue with additional frontage to Benera Road, within Edmondson Park. The subject property benefits from Development Consent (DA-1320/2021) for the two lot Torrens Title subdivision and construction of three residential flat buildings ranging from three to six-storeys comprising 137 flats and basement car parking with associated Strata subdivision, site preparation works, civil works, and landscaping. Also, the subject property benefits from Development Consent (DA-171/2024) to amend three residential flat buildings approved under (DA-1320/2021) to accommodate an additional 41 Apartments including 27 Affordable Housing apartments under the provisions of State Environmental Planning Policy (Housing) 2021. The amendments including an increase in gross floor area by 30% with Building A increased to four storeys, Building B increased to six and eight storeys, and Building C increased to eight storeys. Also, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/A) for the modification to Development Consent DA-171/2024 under Section 4.55 (1A) of the Environmental Planning and Assessment Act 1979, to update stamped drawings, housekeeping of conditions, and update to the description of development. Also, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/B) for the modification to Development Consent DA-171/2024 Under Section 4.55 (1A) of the Environmental Planning and Assessment Act 1979. Also, the subject property benefits from Development Consent (DA-454/2025) for two lot Torrens title stratum subdivision of a proposed approved lot containing approved residential flat buildings in the course of construction. Also, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/C) for the modification to DA-171/2024 under Section 4.55(1A) of the Environmental Planning and Assessment Act 1979. The modification seeks to complete the proposed development over 2 stages. The staging of the development consists of: •
Stage 1: Two Torrens title subdivision compromising of Lot 1 for the construction of residential flat building A and B with associated strata subdivision, site preparation works, civil works and landscaping. Additionally, Lot 2 consists of the construction of residential flat building C, including associated strata subdivision, site preparation works, civil works, landscaping and local road construction, to be undertaken as Stage 2 of the development. Stage 2: Construction of residential flat building C on Lot 2, including associated strata subdivision, site preparation works, civil works, landscaping and road construction of Passendale Road and Road 1.
•
Upon the completion of all road construction in accordance with Development Consent DA1320/2021, the roads are to be dedicated to Council prior to the issue of an occupation certificate for Building C Lastly, the subject property benefits from Section 4.55 Modification Approval (DA-171/2024/D) for the modification to Development Consent DA-171/2024 Under Section 4.55 of the Environmental Planning and Assessment Act 1979, including alterations and additions to apartment Block C to add one apartment, increasing the development to 179 apartments, and amendments to the basement carpark to create one additional parking space. A summary of the sales achieved to date within the proposed development may be summarised as follows:
Apartment No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
C101
1
1
Aug-24
$590,000
50
$11,800
C102
1
1
Aug-24
$621,600
59
$10,536
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 10
Apartment No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
C103
1
2
Aug-24
$730,000
77
$9,481
C104
1
1
Sep-24
$650,000
59
$11,017
C105
1
1+S
Aug-24
$695,000
86
$8,081
C106
1
2
Aug-24
$750,000
88
$8,523
C107
1
2
Aug-24
$705,000
75
$9,400
C108
1
1
Nov-24
$630,000
52
$12,115
C109
1
2
Aug-24
$750,000
79
$9,494
C110
1
2
Sep-24
$730,000
85
$8,588
C201
2
1
Oct-24
$615,000
54
$11,389
C202
2
2
Sep-24
$740,000
75
$9,867
C203
2
2
Aug-24
$740,000
76
$9,737
C204
2
2
Oct-24
$740,000
75
$9,867
C205
2
2
Dec-25
$810,000
90
$9,000
C206
2
2
Feb-26
$810,000
90
$9,000
C207
2
2
Sep-24
$740,000
76
$9,737
C208
2
2
Sep-24
$740,000
76
$9,737
C209
2
2
Sep-24
$750,000
78
$9,615
C210
2
2
Mar-25
$800,000
83
$9,639
C211
2
2
Jul-24
$710,000
77
$9,221
C212
2
1
Jun-26
$615,000
53
$11,604
C213
2
1
Mar-26
$615,000
51
$12,059
C214
2
2
Oct-24
$710,000
75
$9,467
C301
3
1
Apr-26
$595,000
54
$11,019
C302
3
2
Apr-25
$745,000
76
$9,803
C303
3
2
Nov-24
$745,000
76
$9,803
C304
3
2
Jul-25
$750,000
75
$10,000
C305
3
2
Dec-24
$815,000
90
$9,056
C306
3
2
Mar-26
$815,000
90
$9,056
C307
3
2
Sep-24
$745,000
76
$9,803
C308
3
2
Sep-24
$745,000
76
$9,803
C309
3
2
Aug-24
$755,000
78
$9,679
C310
3
2
2025-2026
$805,000
83
$9,699
C311
3
2
Jul-24
$715,000
76
$9,408
C312
3
1
Aug-24
$620,000
54
$11,481
C313
3
1
May-26
$595,000
51
$11,667
C314
3
2
Aug-24
$715,000
75
$9,533
C401
4
1
Aug-26
$620,000
54
$11,481
C402
4
2
Sep-24
$750,000
76
$9,868
C403
4
2
Feb-25
$750,000
76
$9,868
C404
4
2
Aug-24
$750,000
76
$9,868
C405
4
1
Aug-26
$645,000
51
$12,647
C406
4
1
Jun-26
$645,000
51
$12,647
C407
4
2
Sep-24
$751,000
76
$9,882
C408
4
2
Mar-25
$750,000
76
$9,868
C409
4
2
Sep-24
$760,000
78
$9,744
C410
4
2
Apr-25
$810,000
83
$9,759
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 11
Apartment No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
C411
4
2
Sep-24
$720,000
76
$9,474
C412
4
2
Aug-24
$715,000
75
$9,533
C413
4
2
May-25
$715,000
75
$9,533
C414
4
2
Aug-24
$720,000
75
$9,600
C501
5
1
May-25
$625,000
54
$11,574
C502
5
2
Jul-25
$755,000
76
$9,934
C503
5
2
Sep-24
$755,000
76
$9,934
C504
5
2
Sep-24
$755,000
75
$10,067
C505
5
2
Nov-25
$825,000
90
$9,167
C506
5
2
Feb-26
$825,000
90
$9,167
C507
5
2
Sep-24
$755,000
75
$10,067
C508
5
2
Nov-24
$755,900
76
$9,946
C509
5
2
Aug-24
$765,000
78
$9,808
C510
5
2
Sep-24
$815,000
83
$9,819
C511
5
2
Sep-24
$725,000
76
$9,539
C512
5
1
Mar-25
$630,000
53
$11,887
C513
5
1
Aug-25
$625,000
51
$12,255
C514
5
2
Aug-24
$725,000
75
$9,667
C601
6
2
Sep-24
$760,000
76
$10,000
C602
6
2
Sep-24
$760,000
76
$10,000
C603
6
2
Oct-24
$763,500
75
$10,180
C604
6
2
Jul-24
$830,000
90
$9,222
C605
6
2
Oct-25
$830,000
90
$9,222
C606
6
2
Feb-25
$760,000
75
$10,133
C607
6
2
Nov-24
$760,000
76
$10,000
C608
6
2
Oct-24
$770,000
78
$9,872
C609
6
2
Nov-24
$820,000
83
$9,880
C610
6
2
Jun-25
$755,000
76
$9,934
C611
6
1
Aug-25
$630,000
53
$11,887
C612
6
1
Jun-25
$630,000
51
$12,353
C613
6
2
Sep-24
$730,000
75
$9,733
C614
6
1
Sep-26
$590,000
54
$10,926
C701
7
3
Nov-24
$925,000
100
$9,250
C702
7
2
Mar-26
$790,000
76
$10,395
C703
7
2
Aug-24
$795,000
78
$10,192
C704
7
2
Sep-24
$845,000
83
$10,181
C705
7
2
Sep-24
$760,000
76
$10,000
C706
7
1
Jun-26
$655,000
50
$13,100
C801
8
3
Aug-24
$950,000
106
$8,962
C802
8
2
Aug-25
$795,000
76
$10,461
C803
8
2
Sep-24
$800,000
80
$10,000
C804
8
2
Sep-24
$850,000
83
$10,241
C805
8
3
Sep-24
$950,000
112
$8,482
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 12
A summary of the sales achieved to date within the proposed development is outlined below: Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
1
20
53
$590,000
$655,000
$622,080
$11,748
1+S
1
86
$695,000
$695,000
$695,000
$8,081
2
67
79
$705,000
$850,000
$763,066
$9,683
3
3
106
$925,000
$950,000
$941,667
$8,884
Total
91
74
$590,000
$950,000
$737,220
$9,949
Analysis Forms the presales achieved to date as part of the subject development.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 13
Sales Evidence – Off the Plan Apartments Sales “Mayfair” 160-172 Lord Sheffield Circuit, Penrith NSW Currently under-construction and being marketed “off the plan” this development is located on the corner position of Lord Sheffield Circuit, within Penrith. The subject property benefits from Development Consent (DA22/1086) which provides for the construction of ten (10) storey mixed use commercial and residential development including two (2) storey podium containing 14 ground floor retail premises and first floor commercial floor space, two (2) x eight (8) storey residential towers containing 287 residential apartments (east tower - 152 units; west tower - 135 units), rooftop communal open space, three (3) levels of basement car parking and public domain works. Furthermore, the subject property benefits from Section 4.55 Modification Approval (MOD24/0059) for the modifications to DA22/1086 for mixed use commercial and residential development including amendments to ground floor level for new pedestrian entrance via Lord Sheffield Circuit, amendments to ground floor basement level for removal of heavy vehicle turntable, amendments to level one eastern podium commercial floor space for additional outdoor space, division of level one commercial floor space into four (4) tenancies, new retail tenancy at basement level one and addition of fourth basement level for car parking. A summary of the sales achieved to date within the proposed development may be summarised as follows: Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
1 AH
5
55
$467,110
$511,177
$484,737
$8,846
1+S AH
5
62
$555,244
$555,244
$555,244
$8,985
2 AH
49
79
$669,818
$731,512
$699,496
$8,903
2+S AH
7
85
$749,139
$802,019
$771,802
$9,050
3 AH
10
100
$890,153
$907,780
$897,204
$9,008
1
17
55
$467,110
$640,000
$574,614
$10,492
1+S
3
62
$555,244
$555,244
$555,244
$8,956
2
83
77
$669,818
$840,000
$742,124
$9,620
2+S
7
86
$749,139
$802,019
$779,356
$9,092
3
14
107
$890,153
$1,005,000
$928,666
$8,668
Total
200
78
$467,110
$1,005,000
$726,686
$9,289
Analysis Larger mixed-use development located within proximity of the subject property in an inferior location. Similar internal areas to the one-bedroom, two-bedroom and three-bedroom apartments and smaller internal areas to the one-bedroom plus study apartments with similar level of finishes to be provided. Consider the prices achieved as being below those applicable to the subject one-bedroom, one-bedroom plus study and twobedroom apartments and broadly indicative of those applicable to the subject three-bedroom apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 14
Sales Evidence – Existing Apartments Sales 361-363 Bernera Road, Edmondson Park NSW Forms a circa August 2021 completed residential development situated on the corner position of Bernera Road and Costello Lane, within Edmondson Park. Finishes to the apartments are of an average standard including stainless steel appliances, built in wardrobes, open plan living and dining together with internal laundry. Recent sales within the development may be summarised as follows:
Lot No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
12
1
2
Nov-25
$735,000
78
$9,423
30
3
3
Mar-26
$827,500
95
$8,711
33
4
2
Mar-25
$710,000
77
$9,221
34
4
2
Mar-25
$690,000
75
$9,200
43
G
2
Oct-25
$720,000
79
$9,114
50
1
2
Sep-25
$750,000
82
$9,146
58
1
3
Jul-26
$750,000
93
$8,065
61
2
2
Nov-25
$710,000
80
$8,875
62
2
2
Oct-25
$737,500
80
$9,219
69
3
2
Mar-26
$745,000
82
$9,085
72
3
2
Apr-26
$735,000
78
$9,423
82
4
2
Sep-25
$730,000
81
$9,012
85
4
2
Apr-26
$770,000
81
$9,506
86
4
2
Apr-26
$747,000
82
$9,110
88
4
3
Mar-25
$820,000
96
$8,542
94
5
3
Apr-26
$830,000
94
$8,830
A summary of the recent sales achieved within the development is outlined below:
Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
2
12
80
$690,000
$770,000
$731,625
$9,193
3
4
95
$750,000
$830,000
$806,875
$8,538
Total
16
83
$690,000
$830,000
$750,438
$9,008
Analysis Forms a smaller scale residential development adjoining the subject property. Similar internal areas for the two-bedroom apartments and smaller internal areas for the three-bedroom apartments with a similar level of finishes. Consider the prices achieved as being below those applicable to the subject two-bedroom and three-bedroom apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 15
1 Drinkwater Lane, Edmondson Park NSW Forms a circa 2018 completed residential development situated on the northern alignment of Drinkwater Lane, with an additional frontage to Camden Valley Way and Rynan Avenue, within Edmondson Park. Finishes to the apartments are of an average standard including stainless steel appliances, built in wardrobes, open plan living and dining together with internal laundry. The development comprises 48 residential apartments. Recent sales within the development are summarised as follows:
Lot No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
2
G
2
Jan-25
$695,000
77
$9,026
26
2
2
Jul-25
$655,000
74
$8,851
35
3
2
Jan-25
$658,000
77
$8,545
48
4
2
Apr-26
$657,000
81
$8,111
A summary of the recent sales achieved within the development is outlined below: Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
2
4
77
$655,000
$695,000
$666,250
$8,625
Total
4
77
$655,000
$695,000
$666,250
$8,625
Analysis Forms a smaller scale residential development located in a similar location. Similar internal areas and an inferior level of finishes. Consider the prices achieved as being below those applicable to the subject two-bedroom apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 16
120 Passendale Road, Edmondson Park NSW Forms a circa August 2021 completed residential development situated on the corner position of Passendale Road and Costello Lane, within Edmondson Park. Finishes to the apartments are of a good standard including stainless steel appliances, built in wardrobes, open plan living and dining together with internal laundry. Recent sales within the development may be summarised as follows:
Rate ($/m2)
Lot No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
4
G
2
Feb-26
$715,000
80
$8,938
5
G
1
Feb-26
$620,000
54
$11,481
12
1
2
Aug-25
$700,000
74
$9,459
13
1
2
Aug-25
$725,000
77
$9,416
21
2
2
Mar-25
$710,000
83
$8,554
34
4
2
Mar-26
$732,000
77
$9,506
37
4
3
Apr-25
$780,000
106
$7,358
A summary of the recent sales achieved within the development is outlined below:
Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
1
1
54
$620,000
$620,000
$620,000
$11,481
2
5
78
$700,000
$732,000
$716,400
$9,161
3
1
106
$780,000
$780,000
$780,000
$7,358
Total
7
79
$620,000
$780,000
$711,714
$9,042
Analysis Forms a smaller scale residential development located in a similar location. Similar internal areas and level of finishes. Consider the prices achieved as being below those applicable to the subject apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 17
51-55 Hutton Road, Edmondson Park NSW Forms a circa 2021 completed residential development located on the western alignment of Hutton Road, within Edmondson Park. Finishes to the apartments are of an average standard including stainless steel appliances, built in wardrobes, open plan living and dining together with internal laundry. Recent sales within the development may be summarised as follows:
Strata Plan No.
Lot No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
SP103670
20
1
2
Mar-25
$725,000
79
$9,177
SP103670
24
2
2
Oct-25
$715,000
76
$9,408
SP103670
26
2
2
Nov-25
$721,000
79
$9,127
SP103670
30
2
2
Jan-26
$770,000
79
$9,747
SP103670
35
G
2
Jun-25
$705,000
79
$8,924
SP106208
57
G
3
Nov-25
$850,000
106
$8,019
SP106208
74
1
2
Aug-25
$715,000
74
$9,662
A summary of the recent sales achieved within the development is outlined below:
Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
2
6
78
$705,000
$770,000
$725,167
$9,337
3
1
106
$850,000
$850,000
$850,000
$8,019
Total
7
82
$705,000
$850,000
$743,000
$9,093
Analysis Forms a smaller scale residential development located in a similar location. Similar internal areas and level of finishes. Consider the prices achieved as being below those applicable to the subject apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 18
54-56 Soldiers Parade, Edmondson Park NSW Forms a circa July 2020 completed residential development situated on the corner position of Soldiers Parade and Henderson Road, within Edmondson Park. Finishes to the apartments are of a good standard including stainless steel appliances, built in wardrobes, open plan living and dining together with internal laundry. The development comprises 73 residential apartments. Recent sales within the development are summarised as follows:
Rate ($/m2)
Sale Date
Sale Price
Internal Area (m2)
2
Jan-26
$790,000
84
$9,405
2
Feb-26
$765,000
86
$88,954
4
2
Jul-25
$750,000
83
$9,036
25
4
1
Jan-26
$590,000
58
$10,172
SP101384
26
4
1
Nov-25
$580,000
53
$10,943
SP101384
27
4
2
Aug-25
$760,000
83
$9,157
SP101384
32
5
2
Oct-25
$770,000
88
$8,750
SP101385
34
6
2
Jun-26
$765,000
85
$9,000
SP101384
35
5
2
Nov-25
$777,000
83
$9,361
SP101385
40
6
2
Mar-26
$765,000
81
$9,444
SP101385
44
7
1
Jun-25
$605,000
58
$10,431
SP101385
47
7
2
Jan-26
$755,000
84
$8,988
SP101385
51
8
2
Jan-26
$775,000
80
$9,688
SP101384
68
10
3
May-26
$1,050,000
112
$9,375
SP101385
82
12
2
Feb-26
$810,000
86
$9,419
SP101385
88
12
2
Nov-25
$800,000
83
$9,639
Strata Plan No.
Lot No.
Level
No. Beds
SP101385
6
1
SP101385
18
4
SP101384
21
SP101385
A summary of the recent sales achieved within the development is outlined below:
Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
1
3
56
$580,000
$605,000
$591,667
$10,503
2
12
84
$750,000
$810,000
$773,500
$9,227
3
1
112
$1,050,000
$1,050,000
$1,050,000
$9,375
Total
16
80
$580,000
$1,050,000
$756,688
$9,407
Analysis Forms a larger scale residential development located in a similar location, however superior position. Similar internal areas to the one-bedroom and larger internal areas to the two-bedroom and three-bedroom apartments with an inferior level of finishes. Consider the prices achieved as being below those applicable to the subject one bedroom and two-bedroom apartments and above those applicable to the subject three-bedroom apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 19
4 Fordham Way, Oran Park NSW Forms a circa May 2024 completed residential development situated on the western alignment of Fordham Way, within Oran Park. Finishes to the apartments are of a good standard including stainless steel appliances, built in wardrobes, open plan living and dining together with internal laundry. Recent sales within the development may be summarised as follows:
Lot No.
Level
No. Beds
Sale Date
Sale Price
Internal Area (m2)
Rate ($/m2)
2
G
2
Apr-26
$850,000
90
$9,444
8
G
2
Jul-25
$775,000
90
$8,611
31
3
2
Aug-25
$805,000
96
$8,385
44
4
1
Sep-25
$665,000
60
$11,083
48
4
2
Dec-26
$822,000
89
$9,236
50
4
2
Jan-26
$825,000
81
$10,185
55
5
2
Jun-25
$810,000
89
$9,101
56
5
2
Oct-25
$750,000
82
$9,146
A summary of the recent sales achieved within the development is outlined below:
Apartment Type
No. Apartments
Average Internal Area (m²)
Minimum Value
Maximum Value
Average Value
Average Rate ($/m²)
1
1
60
$665,000
$665,000
$665,000
$11,083
2
7
88
$750,000
$850,000
$805,286
$9,136
Total
8
85
$665,000
$850,000
$787,750
$9,309
Analysis Forms a smaller scale residential development located in an inferior location. Larger internal areas with a similar level of finishes. Consider the prices achieved as being above those applicable to the subject one-bedroom apartments and the prices achieved as being broadly indicative of those applicable to the subject two-bedroom apartments.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 20
Conclusion Based on the sales evidence outlined above we are of the view that current value ranges for the various apartment configurations as part of “The Edmondson Collection” are as follows: Apartment Type
Minimum Value
Maximum Value
Average Internal Area (m2)
Average Value
Average Rate ($/m²)
One Bedroom
$630,000
$660,000
53
$645,000
$12,181
One Bedroom plus Study
$700,000
$700,000
86
$700,000
$8,140
Two Bedroom
$770,000
$850,000
79
$795,000
$10,088
Three Bedroom
$925,000
$950,000
106
$930,000
$8,774
As outlined above, there is a range of values per apartment configuration type. This is primarily due to the individual attributes of each apartment type including internal size, internal configuration and aspect. We have adopted the above-mentioned ranges having regard to: •
Located approximately 34 radial kilometres south-west of the Sydney CBD.
•
Positioned within short distance to Edmondson Park Railway Station.
•
Within proximity of Western Sydney University Campbelltown Campus and TAFE Miller.
•
Within close proximity of Edmondson Regional Park.
•
Ed. Square Shopping Centre is located in proximity to the subject to the south.
•
The project will incorporate a good level of finishes including Fisher and Paykel appliances.
•
Sizes of both internal and external areas for each apartment configuration is typical in the local market.
•
All of the apartments include external areas.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue,, Edmondson Park, NSW | 14 September 2026
Page 21
4.
Market Comment
Economy World Economy Global economic growth has been more resilient than expected over the past 12 months, with trade patterns adjusting rapidly to higher tariffs. Headline inflation in most advanced economies remains at or slightly above target and continues to be problematic in emerging economies. However, there is a degree of market uncertainty in early to mid-2026 driven by geopolitical tensions in the Middle East, and ongoing trade policy adjustments. This environment has contributed to heightened volatility across equity markets and, notably, US Treasury yields. Disruption to the global supply of oil and other commodities has resulted in a modest tightening of global financial conditions. Higher inflation and a shift in monetary policy outlook is weighing on real incomes and market sentiment, noting the impact of the middle east conflict is uncertain and likely to vary by country.
Australian Economy Indicator
As at
Value
Annual Change
Comment
GDP*
Mar Qtr. 26
$692.50b
2.53%
The International Monetary Fund has lowered its 2026 growth forecast for Australia from 2.0% to 1.9%, citing higher fuel prices and expectations that interest rates will remain elevated for longer.
CPI Index
Jun-26
102.31
3.94%
The CPI headline rose 3.8%, down from 4.0% in the 12 months to May 2026. Inflation remains well above the RBA’s 2–3% target range.
Unemployment Rate
Apr-26
4.5%
40 bps
By state: NSW (4.5%), Vic (4.8%), Qld (4.2%), SA (4.2%), WA (4.1%), Tas (5.0%), NT (4.8%) and ACT (4.2%). The unemployment rate is expected to continue trending upward as inflation and the cash rate stabilise.
Cash Rate
Aug-26
4.35%
0 bps
The RBA has held the cash rate at 4.35% at its August 2026 meeting, pausing after three consecutive rate hikes earlier in the year. The decision reflects emerging signs of a cooling domestic economy, including softer growth, alongside reduced global inflation risks.
Retail Turnover
Jun-26
$38,478.6m
4.78%
National retail turnover is forecast to moderate in late 2026, with real household spending improving despite earlier interest rate hikes.
Average Weekly Earnings
Nov-25
$1,562
3.4%
Wages growth has moderated in recent months, in response to the tight unemployment rate and inflation.
Consumer Sentiment (Index - net balance)
Dec-25
94.5
1.83%
Sentiment has decreased by 9% from 103.8 in November. The Index has now fallen back to pre-pandemic levels, driven by concerns over inflation, interest rates, and broader economic and employment conditions.
Business Conditions (Index - net balance)
Jun-26
-0.3
-7.41%
Business conditions rose by 1 point over the month but remain below the long-run average of 7 points. Cost pressures remain an issue, with labour cost growth continuing to weigh on business conditions.
Population
Dec-25
27,801,023
1.51%
Australia’s population growth drives stronger investment, spending, and general economic growth.
Dwellings Approved
Jun-26
18,328
10.17%
Approvals have shown monthly fluctuations and are up 8.92% year on year. In the short term, approval numbers are expected to remain volatile.
10 Year Government Bond (original)
Jul-26
4.92%
14.64%
Bond yields peaked at 5.16% in mid‑March, the highest level since July 2011, following consecutive interest rate hikes. Yields are forecast to stabilise in the 4.8–4.9% range in late 2026.
Six Month Outlook
Source: ABS, RBA, NAB, Westpac – Melbourne Institute, Oxford Economics Australia, and M3 Property. Seasonally adjusted, except where stated. *National GDP is calculated as the aggregate of ABS State Final Demand across all states.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 23
Domestic growth has recovered and is expected to stabilise from late 2026. Headline and underlying inflation have been revised higher, remaining above the 2–3% target before returning to target in 2028. The labour market has eased slightly but remains tight, with unemployment forecast to stabilise around 4.5%. Global risks persist amid trade and policy uncertainty, though severe downside risks have lessened. Financial conditions have tightened following rate hikes in early 2026, with the RBA remaining cautious due to lagged policy effects, persistent inflation, and uncertain demand. Domestically, the Federal Government’s proposed changes to Capital Gains Tax in the 2026 Budget are expected to weigh on investor sentiment by reducing after-tax returns, potentially dampening investor demand, particularly among private and institutional groups already contending with economic headwinds, increased supply, and moderating tenant demand.
Key Economic Indicators Population – NSW vs Australia
8.624m 27.724m Sept-25
Sep-25
8.519m 27.301m Sept-24
Sep-24
1.2% NSW growth 2024-25
Source: ABS, M3 Property
ABS Unemployment Rate NSW
Australia
4.5%
4.5%
NSW
3.8%
Unemployment rate Apr-26 Unemployment rate Apr-25
70 bp
Australia
4.1%
Annual Change Source: ABS, M3 Property, BP* refers to basis points
Unemployment rate Apr-26 Unemployment rate Apr-25
40 bp Annual Change
Unit Market – Metropolitan Sydney Median Unit Rent
Median Unit Price
Residential Building Approvals - Units
$760
$904,326
28,502
June 2026
June 2026
April 2026
$706 June 2025
7.7% Annual Change
$883,131 June 2025
2.4% Annual Change
25,231 April 2025
12.96% Annual Change
Source: ABS, CoreLogic, SQM Research, M3 Property
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 24
Outlook Factor
Comment
Six Month Outlook
Dwelling Supply
Approvals are expected to remain subdued in the near term, with ongoing uncertainty in market conditions weighing on developer sentiment. While some support may come from elevated dwelling prices in select markets, this is uneven and not broadly indicative of sustained growth. At the same time, construction costs remain a key risk, with pressures likely to persist rather than ease, and project timelines continuing to face constraints. The Federal Budget changes to capital gains tax and negative gearing may influence investor activity and the mix of demand towards newly built dwellings, although the overall impact on dwelling demand is yet to be seen.
Dwelling Demand •
Dwelling prices are expected to stabilise in the second half of 2026, with demand likely to be supported by worsening housing affordability as buyers increasingly consider more affordable apartments and townhouses in place of detached houses. The medium term outlook is more muted price cycles and a shift towards landlordism. The latest Federal Budget also proposed changes to capital gains tax and negative gearing from 1 July 2027, alongside broader housing affordability measures. While these settings may influence investor demand and first home buyer activity over time, the extent of their impact on unit values remains uncertain and is yet to be seen.
Median Unit Price•
• •
After reaching record highs during 2025, unit price growth is expected to soften in the second half of 2026 as higher interest rates reduce borrowing capacity and increase mortgage servicing costs, placing further pressure on households seeking to enter the market. However, persistent housing supply shortages in New South Wales are likely to limit the scope for any sharp decline in values. The latest Federal Budget also proposed changes to capital gains tax and negative gearing from 1 July 2027, together with other housing-related measures, although the implications for house prices, investor activity and supply are still evolving and remain to be seen.
Median House Price
Sydney house prices are currently under downward pressure, with values declining amid weakened buyer confidence, interest rate hikes, and proposed property tax changes. Buyers have reportedly reduced budgets by up to 15%, extending selling periods, with further modest price softening expected, though a sharp market correction remains unlikely.
Vacancy Levels
Vacancy rates are expected to remain low, supported by sustained population-driven demand and limited supply, with only modest easing likely from current tight conditions. While conditions may show some marginal easing, vacancy is anticipated to remain below long-term averages, continuing to underpin rental market stability.
Unit Rents
Unit rents are expected to grow at a more moderate pace, underpinned by tight vacancy and affordability pressures, with KPMG forecasting national rental growth of around 3.5% through 2026-2027 amid ongoing supply constraints.
House Rents
House rents remain elevated, underpinned by tight rental markets and limited availability, although the pace of growth appears to be moderating from recent peaks. Ongoing affordability constraints and shifting household behaviours may temper further rental escalation, while investors continue to balance higher holding costs against rental income growth. Changes to capital gains tax and negative gearing in the Federal Budget may influence investor participation; however, the flow-on effects on the rental market remain uncertain and will depend on the scale of investor response.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 25
Sydney Residential Market Overview Population Growth
Dwelling Approvals
Source: ABS, M3 Property Source: ABS, M3 Property •
NSW’s population was 8.624 million as at June 2025, increasing by 105,550 persons (1.24%) over the 12 months from September 2024.
•
Overseas migration is a significant driver of population growth in NSW, with the population expected to grow by an average of 85,000 people per annum until 2041.
Vacancy
•
There were 23,880 houses approved during the year ending April 2026. House approvals increased by 6.09% over the year.
•
There were 52,382 dwellings approved in New South Wales in the twelve months to April 2026, up 9.72% year-on-year.
•
The lower level of approvals seen over the past two years will translate into a reduction in the number of dwellings completed in NSW over the medium-term.
•
Apartment commencements and completions are forecast to remain low throughout 2026 and remain low for several years due to challenging conditions for developers.
•
Dwelling price growth is now forecasted to stay flat on average across the major capital cities for the calendar year 2026.
Housing Affordability
Source: SQM Research, M3 Property
Source: HIA, M3 Property
Metro April 2026
1.3%
April 2025
1.5%
Annual Change
-20bp
•
The market equilibrium vacancy rate is 3.0%. Vacancy rates higher than this typically represent an oversupplied rental market whilst lower vacancy rates typically represent an undersupplied market.
•
Vacancy across Sydney metropolitan residential market was 1.3% in April 2026, decreasing by 20 basis points from April 2025. The vacancy rate continues to be well below the benchmark equilibrium rate, indicating that the market is undersupplied.
•
The tight vacancy rate has driven strong growth in rental rates, although this growth has slowed in recent months.
•
Housing affordability remains a key concern in many of Australia’s capital cities. According to the HIA Affordability Index, an index reading of 100 indicates the threshold for ‘affordable’ market whereby mortgage repayments account for exactly 30 per cent of average earnings under current market conditions.
•
The Sydney Metropolitan had an index score of 47.9 as of the December 2025 quarter, ranking as the least affordable capital city in Australia (note, an index score of 100 indicates the threshold for an ‘affordable’ market, with an index level below 100 indicating an unaffordable market).
•
Affordability in the NSW market outside of Sydney has also declined in recent years, with an index ranking of 50.2 as of the December 2025 quarter.
•
Affordability has declined considerably over the past four years due to strong house price growth from mid-2020 to the end of 2021 and rising interest rates from May 2022.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 26
Median House Prices
Weekly Rents - Houses
Source: SQM Research, M3 Property
Source: CoreLogic, M3 Property
May 2026
Metro $1,598,819
May 2025
$1,474,032
Annual Change
6.3%
Metropolitan Sydney’s median house price was $1,598,819 at the start of May 2026, reflecting an annual increase of 6.3%. Tighter investor credit policies could reduce housing demand, as regulators may act on accelerating investment credit growth (fastest since 2015), with investors making up 38% of mortgage demand.
• •
Median Unit Prices
May 2026 May 2025
Metro $1,159 $1,065
Annual Change
8.8%
•
Sydney Metropolitan house rents have increased 2.3% quarterly as of May 2026 and have been steadily rising since 2021.
•
NSW is forecast to be a key beneficiary of overseas migration over coming years, and this is likely to put further pressure on the rental market and contribute to continued rental growth.
Weekly Rents - Units
Source: SQM, M3 Property
Source: CoreLogic, M3 Property June 2026
Metro $904,306
June 2025
$859,811
May 2026 May 2025
Metro $758 $708
Annual Change
Annual Change
7.1%
5.17%
•
Metropolitan Sydney’s median unit price was $904,306 at the start of June 2026, reflecting an annual increase of 5.17%.
•
Medium–long term outlook is more muted price cycles, gradual uplift in rental yields, modest increase in new dwelling construction, and a shift towards greater landlordism.
•
Total housing market turnover is in turn expected to decline 20% nationally according to Westpac research.
•
According to UDIA, new multi-unit settled sales dropped 23% in 2025 to a record low of 6,250 transactions, 55% below the decade average and 72% below the 2021 peak.
•
•
Metropolitan rents had increased steadily between early 2021 and early 2024. However, weekly rents for units stabilised January 2024 to December 2024 before continuing to steadily increase to May 2026. NSW is forecast to be a key beneficiary of overseas migration over coming years, and this is likely to put further pressure on the rental market and contribute to continued rental growth.
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 27
Local Market Subject Locality The Liverpool City Council is a Local Government Area (LGA) in the south-west of Sydney, covering part or all of the suburbs of Ashcroft, Austral, Badgerys Creek, Bonnyrigg, Bringelly, Busby, Carnes Hill, Cartwright, Casula, Cecil Hills, Cecil Park, Chipping Norton, Cobbitty, Denham Court, Edmondson Park, Elizabeth Hills, Green Valley, Greendale, Hammondville, Heckenberg, Hinchinbrook, Holsworthy, Horningsea Park, Hoxton Park, Kemps Creek, Len Waters Estate, Leppington, Liverpool, Luddenham, Lurnea, Middleton Grange, Miller, Moorebank, Mount Prichard, Pleasure Point, Prestons, Rossmore, Sadleir, Silverdale, Voyager Point, Wallacia, Warwick Farm, Wattle Grove and West Hoxton.
Median Unit Price Stabilises
The suburb of Edmondson Park median unit price was at $759,000 recording a 13.8% decrease for the 12 months to June 2026.
Liverpool LGA and Edmondson Park $1.00 $0.90 $0.80 $0.70 $0.60 $0.50 $0.40 $0.30 $0.20 $0.10 $0.00
Edmondson Park Liverpool LGA
Dec-20 Mar-21 Jun-21 Sep-21 Dec-21 Mar-22 Jun-22 Sep-22 Dec-22 Mar-23 Jun-23 Sep-23 Dec-23 Mar-24 Jun-24 Sep-24 Dec-24 Mar-25 Jun-25 Sep-25 Dec-25 Mar-26 Jun-26
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The Liverpool LGA median unit price was at $545,000 recording a 0.4% increase for the 12 months to June 2026.
Median Unit Price (millions)
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Source: Domain Group – Pricefinder. (June 2026)
Vacancy Rate Increases •
Vacancy across the Liverpool residential market increased to 1.2% over the 12 months to January 2026. Vacancy is slightly lower than the National Vacancy of 1.4%.
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The vacancy rate is below the equilibrium vacancy rate of 3.0% where supply equals demand.
Residential Vacancy Rate Equilibrium
Aug-17 Feb-18 Aug-18 Feb-19 Aug-19 Feb-20 Aug-20 Feb-21 Aug-21 Feb-22 Aug-22 Feb-23 Aug-23 Feb-24 Aug-24 Feb-25 Aug-25 Feb-26 Aug-26
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4.5% 4.0% 3.5% 3.0% 2.5% 2.0% 1.5% 1.0% 0.5% 0.0%
Sydney
National
Liverpool
Source: SQM Research, M3 Property
“The Edmondson Collection”, Building C in Lot 101 in Deposited Plan 1267563, Somme Avenue, Edmondson Park, NSW | 14 September 2026 Page 28