Higher price point ($1.15M-$2.1M median range),

Lower transaction volume (8-12% of quarterly sales vs. 43% for 2BR),

Longer time-on-market (48-62 days vs. 32 for 2BR),

Family-driven demand (68% owner-occupier vs. 28% investor),

School catchment sensitivity (18-24% premium in top zones). Supply pipeline: 1,850 new 3BR completions in 2024, 2,100 forecast for 2025 (12% of new apartment supply).

Scarcity factor (3BR = 14% of stock vs. 43% for 2BR),

Family demand premium (270,000+ families with 2+ children in Sydney),

School catchment value (top schools add 18-24% to apartment prices),

Lifestyle amenities (pools, gyms, communal spaces worth 8-12% premium),

Future-proofing (families pay 6-9% extra for "won't need to move" security). CoreLogic data: Eastern Suburbs 3BR averaged $2,580/m² vs. $2,020/m² for 2BR (28% premium); Lower North Shore: $2,650/m² vs. $2,150/m² (23% premium). Premium compressed during 2020-2022 rate hikes (down to 15-18%) but rebounded to 20-28% in 2024 as family buyers returned.

Young families (35-45 years, 2 children, $180K-$250K household income) = 42% of buyers, seeking school zones + space.

Established families (45-55 years, upgrading from 2BR or house) = 28% of market, prioritize Lower North Shore/Eastern Suburbs prestige.

Premium investors (15% of market) targeting 3.8-4.8% yields in CBD fringe (Zetland, Alexandria, Green Square) where WFH professionals and sharers (3-4 people) rent 3BR for $950-$1,350/week.

Downsizers (65+ years, 15% of market) seeking luxury 3BR with 2 car spaces in low-maintenance buildings (Chatswood, North Sydney, Neutral Bay). Demand triggers: School catchment proximity (within 1km of top public schools = 18-24% price premium), dual car parking (adds 8-12% value), outdoor space (15m²+ balcony adds 6-9%), and proximity to childcare/parks (within 500m adds 4-7%).

Longer marketing periods (48-62 days vs. 32 for 2BR),

Higher price sensitivity (buyers negotiate 3-5% harder due to extended decision timeframe),

Seasonal volatility (Jan-Feb slowest as families avoid school term disruption; peak sales March-May and Sept-Oct). Best suburbs for liquidity: Chatswood (avg. 42 days on market), Neutral Bay (44 days), North Sydney (46 days), Rhodes (48 days) vs. slower movers like Homebush (68 days), Olympic Park (74 days). Transaction velocity drivers:

Pricing within 5% of comparable sales (within 90 days),

School term alignment (list in Jan for March-May settlement),

Professional staging (adds 2.8% to sale price, shortens DOM by 12 days),

Dual agent strategy (exclusive + buyer's advocate = 8% faster sales in premium segments).

Below 95m² = cramped feel, reduces family appeal by 15-20%.

100-120m² = optimal for young families (2 children), highest demand-to-supply ratio.

120-140m² = spacious family living, commands 12-18% premium over 100m² units.

Above 140m² = ultra-premium segment, limited buyer pool (3-5% of market). Storage is critical: families need 8-12m² total storage (vs. 4-6m² for 2BR) including 2m²+ linen cupboard, 3m²+ master walk-in robe, 1.5m² second/third bedroom robes.

Limited catchment supply (e.g., Neutral Bay Public School zone has only 180 3BR apartments vs. 2,400+ families seeking entry),

Government funding (selective high schools attract $8M-$12M annual funding, improving facilities/results),

Peer effects (NAPLAN results 12-18 points higher in top catchments, driving 2.5x applications per place). Top catchment premiums: Neutral Bay Public School zone: +22% ($1.52M vs. $1.25M outside zone), Mosman Public: +24% ($1.68M vs. $1.35M), Greenwich Public: +21% ($1.46M vs. $1.21M), North Sydney Demo School: +20% ($1.55M vs. $1.29M). Investment strategy: Buy 3BR in feeder schools (Cammeray, Cremorne) where catchment premium is 8-12% lower than destination schools (Neutral Bay, Mosman) but feeders offer 90%+ progression rates to selective high schools, providing same educational access at 10-15% discount.

Building pool/gym (6-8% premium, valued at $45K-$65K by families for avoiding external memberships at $2,400-$3,600/year).

Children's play area (4-6% premium, especially for 0-8 years families).

BBQ/entertaining area (3-5% premium, used 15-25 times/year vs. 4-8 for 1BR buyers).

Communal gardens (2-4% premium, reduces need for backyard in apartment living).

Pet-friendly policies (5-8% premium in buildings allowing dogs, critical for 42% of family buyers with pets). Proximity amenities:

Parks/playgrounds within 500m (4-7% premium, used 2-3x weekly by families vs. 1x monthly by singles).

Childcare within 300m (3-5% premium, saving 15-25 min daily commute).

Shopping precincts within 800m (2-4% premium, weekly grocery trips with children easier). Family lifestyle profile: 68% of 3BR buyers are owner-occupiers (vs. 28% for 1BR, 45% for 2BR), holding 8-12 years (vs. 3-4 years for investors), renovating after 5-7 years (kitchens/bathrooms, $45K-$85K spend, ROI 75-88%).

10-15m² balcony = standard (no premium),

15-22m² = spacious (6-9% premium, worth $70K-$140K on $1.2M-$1.6M apartments),

22m²+ = entertainer (12-18% premium, used 40-60 times/year for BBQs/gatherings).

Private courtyard/terrace (15-25% premium, especially ground-floor 3BR with 30-50m² exclusive-use gardens in boutique developments). Orientation matters: North-facing balconies command 8-12% premium over south-facing (all-day sun for children's play, winter warmth saves $800-$1,200/year in heating). East-facing = morning sun (4-6% premium, less critical than north). West-facing = harsh afternoon sun (2-4% discount, requires shade solutions costing $3K-$6K). Balcony ROI: Upgrading 10m² to 18m² balcony adds $65K-$95K to resale value but costs nil during construction phase, making new apartments with large balconies 8-12% better value than established stock.

"Split bedroom" design (master on one side, bed 2+3 on opposite side) = 62% of family buyers prefer for privacy, commands 5-8% premium over "all bedrooms together" layouts.

Open-plan living 35-42m² with kitchen island (78% of buyers require, essential for family living).

2.5+ bathrooms (master ensuite + main bath + powder room) = 45% of premium buyers demand, adds 8-12% to value.

Separate laundry (not European style in bathroom) = 68% of families require, adds 4-6% value.

Walk-through pantry (3m²+) = 32% of premium families want, adds 6-9% value in $1.5M+ segment. Avoid layouts:

"Bowling alley" floor plans (long narrow living spaces 8m+ length, 3m width) = reduces appeal by 12-18%.

Bedrooms off living area (no hallway separation) = 15% discount, noise transfer issues.

Single bathroom only (no ensuite) = 18-24% discount vs. 2-bathroom equivalent.

Internal laundry in bathroom = 8-12% discount, not family-friendly.

Master walk-in robe 3-4m² (vs. 1.5m² built-in) = 5-8% premium, essential for couples with children.

Linen cupboard 2m²+ (vs. 0.5-1m² in 2BR) = 3-5% value add, stores towels/bedding for 4+ people.

Coat closet 1.5m² near entry (vs. 0.5m² in 2BR) = 2-4% value, critical for school bags/sports gear.

Under-stair storage (if duplex-style) 3-5m² = 6-9% premium.

Garage storage cage 4-6m² = 4-7% premium, stores prams/bikes/sporting equipment. Storage deficit: Older 3BR apartments (pre-2010) average 5-7m² storage, creating 8-12% value discount vs. new stock with 10-12m². Retrofit solutions: Adding $8K-$15K in custom built-ins (IKEA PAX, Bunnings modular) recovers 65-85% of cost at resale, improving marketability by 15-20%.

72% of 3BR buyers require 2+ spaces (vs. 35% for 2BR, 12% for 1BR).

Single space discount: 15-22% below comparable 2-space units in same building.

Side-by-side parking (vs. tandem) = 5-8% premium, easier daily access for families.

Automatic garage door = 2-3% premium, safety/convenience for children.

Storage cage in garage (4-6m²) = 4-7% premium, essential for prams/bikes. Parking supply: Only 45% of 3BR apartments in Sydney have 2+ spaces, creating shortage-driven premium. Best suburbs for dual parking: Chatswood (68% have 2+ spaces), Rhodes (62%), North Sydney (58%), Parramatta (64%) vs. constrained supply in Eastern Suburbs (28%), CBD fringe (22%). Parking value: Second space adds $55K-$95K to 3BR values in CBD fringe, $85K-$125K in Lower North Shore/Eastern Suburbs. Unbundled parking: Some buildings sell parking separately at $45K-$75K per space (CBD fringe) to $95K-$145K (Eastern Suburbs), allowing buyers to scale investment.

Private lift access (opens directly into apartment) = 12-18% premium in luxury buildings, enhances security and exclusivity.

Video intercom (vs. audio only) = 3-5% premium, critical for families monitoring children's friends visiting.

Secure basement parking (vs. open-air) = 4-6% premium, peace of mind for $1.4M+ buyers.

Ducted air-conditioning (vs. split systems) = 6-9% premium, whole-home climate control essential for families.

Double-glazed windows = 5-8% premium, reduces noise (critical for children's sleep), saves $600-$1,000/year in energy costs.

Smart home integration (lighting, blinds, security) = 4-7% premium in $1.6M+ segment, appeals to tech-savvy families. Security ROI: Buildings with 24/7 concierge command 8-12% premium over non-concierge equivalents, valued at $18K-$28K annually by premium family buyers for parcel handling, guest access, and security monitoring.

Neutral Bay - median $1.78M, 4.2% yield, Lower North Shore prestige, Neutral Bay Public School catchment (top 5 Sydney), 8 min ferry to CBD, harbour views in 40% of stock, family-friendly parks, 2 car parking in 58% of apartments. Investment score: 88/100 (growth 18, yield 16, liquidity 18, amenity 20, school 16).

Mosman - median $1.95M, 3.8% yield, ultra-premium Eastern Suburbs, Mosman Public catchment (top 3 Sydney), village atmosphere, 15 min to CBD, limited supply (120 3BR apartments), 2 car parking 52%. Score: 85/100.

Chatswood - median $1.62M, 4.4% yield, metro hub (12 min to CBD), Chatswood Public catchment, Westfield shopping, apartment-dense (2,800+ 3BR), high liquidity (42 days avg. DOM), Asian buyer demand. Score: 86/100.

North Sydney - median $1.72M, 4.1% yield, corporate precinct, North Sydney Demo School catchment, 6 min to CBD, high renter demand ($1,150-$1,400/week), 2 car parking 58%. Score: 84/100. These suburbs offer: 18-24% school catchment premium, 8-12 year family hold periods, 6.8-8.2% annual capital growth (2015-2024), strong resale liquidity (38-48 days DOM).

Rhodes - median $1.38M, 4.6% yield, metro hub (18 min to CBD), Rhodes Public catchment, waterfront parks, high apartment density (1,600+ 3BR), 2 car parking 62%, strong Asian buyer demand. Score: 82/100.

Concord - median $1.35M, 4.5% yield, Inner West family haven, Concord Public catchment, Cabarita ferry, parks/waterfront, Italian/Greek community, low turnover (10+ year holds). Score: 80/100.

Drummoyne - median $1.42M, 4.3% yield, harbourside village, Drummoyne Public catchment, ferry to CBD (28 min), tight supply (280 3BR apartments), 2 car parking 54%. Score: 81/100.

Strathfield - median $1.28M, 4.8% yield, train hub (20 min to CBD), Strathfield North Public catchment, multicultural (60% Asian), shopping precinct, high liquidity. Score: 79/100. These suburbs offer: 12-18% school catchment premium, 6-9 year family hold periods, 7.2-8.8% annual capital growth, balanced yield + growth profile.

Zetland - median $1.22M, 4.8% yield, Green Square precinct, 4 min to CBD, high renter demand (WFH professionals, sharers paying $1,050-$1,250/week), new supply (650+ 3BR built 2020-2024), 2 car parking 48%. Score: 78/100.

Alexandria - median $1.18M, 5.0% yield, Tech Central hub, 6 min to CBD, warehouse conversions + new builds, renter demand from tech workers, 2 car parking 42%. Score: 77/100.

Waterloo - median $1.15M, 5.1% yield, metro opening 2024 (3 min to CBD), urban renewal area, high renter turnover (2-3 year leases), future upside from $11B precinct redevelopment. Score: 76/100.

Mascot - median $1.08M, 5.2% yield, airport precinct, 8 min to CBD, renter demand (airline staff, contractors), noise concern (3-5% discount for flight path). Score: 74/100. These suburbs offer: 4.8-5.2% gross yields (vs. 3.8-4.4% Tier 1), investor-friendly (60-75% investor-owned), shorter hold periods (4-7 years), capital growth 6.5-7.8% p.a.

Olympic Park - median $1.05M, 4.2% yield, severe oversupply (2,100+ 3BR apartments in 2km² area), weak owner-occupier demand (only 18% owner-occupied vs. 68% Sydney avg.), long DOM (74 days), limited school options, minimal amenity, capital growth only 3.5% p.a. (2015-2024). Risk score: 42/100.

Homebush - median $1.12M, 4.0% yield, flight path noise, weak growth (4.2% p.a.), limited family appeal, slow sales (68 days DOM). Score: 48/100.

Wolli Creek - median $1.08M, 4.8% yield, flight path directly overhead, noise pollution, limited upside, high turnover (investors flipping 3-4 years). Score: 52/100.

Hurstville - median $1.02M, 4.6% yield, oversupplied (1,400+ 3BR), weak infrastructure, poor schools, limited English-speaking buyers. Score: 50/100. These suburbs show: 3.5-4.5% capital growth (below Sydney 6.5% avg.), 65-85 days DOM (vs. 48 avg.), limited family buyer demand, high investor concentration creating volatility.

Owner-occupiers: 80-90% LVR standard (90% with LMI, 80% without). On $1.4M purchase: 90% LVR = $140K deposit + $28K LMI + $45K stamp duty = $213K upfront. 80% LVR = $280K deposit + $0 LMI + $45K stamp duty = $325K upfront.

Investors: 70-80% LVR (lenders cap at 80% for $1M+ apartments). On $1.4M purchase: 80% LVR = $280K deposit + $10K LMI + $65K stamp duty = $355K upfront. 70% LVR = $420K deposit + $0 LMI + $65K stamp duty = $485K upfront.

First Home Buyers: 5-10% deposit with FHB schemes (NSW: $50K First Home Owner Grant for new builds <$800K, not applicable to most 3BR. Stamp duty concessions up to $1M full exemption, $1M-$1.5M partial concession). Reality: Most 3BR buyers are established families (not FHB), using 20-30% deposits from house sale equity.

$1.2M apartment (80% LVR = $960K loan): Monthly repayment $6,720 at 6.5%, assessed at 9.5% = $8,040. Income required: $13,400/month gross ($160K annual) for PAYG, $15,400/month ($185K annual) for self-employed (20% loading).

$1.4M apartment (80% LVR = $1.12M loan): Monthly $7,840 at 6.5%, assessed at $9,380 at 9.5%. Income required: $15,640/month ($188K annual) PAYG, $18,000/month ($216K annual) self-employed.

$1.8M apartment (80% LVR = $1.44M loan): Monthly $10,080 at 6.5%, assessed at $12,060 at 9.5%. Income required: $20,100/month ($241K annual) PAYG, $23,120/month ($277K annual) self-employed. Family reality: 68% of 3BR buyers are dual-income households ($90K + $75K = $165K combined typical for young families; $120K + $95K = $215K for established families). Single-income buyers rare (12% of market, usually executives on $250K+ or downsizers with 50%+ equity).

Jumbo loans ($1M-$3M) require: Enhanced serviceability (lenders assess at 10-10.5% vs. 9.5% standard), larger deposits (15-25% vs. 10-20% standard), stronger credit (700+ score vs. 650+ standard), proof of savings history (6-12 months genuine savings).

Private banking: For $2M+ purchases, private banking offers: Lower rates (6.2-6.4% vs. 6.5-6.8% standard), flexible structures (interest-only 5-10 years vs. 2-5 standard), offset accounts (100% vs. 50% some lenders), relationship pricing (discount 0.15-0.30% for $500K+ banking relationship).

Non-bank lenders: For complex income (contractors, self-employed, multiple properties): Higher rates (6.8-7.5% vs. 6.5-6.8% bank), flexible serviceability (accept 80-90% of gross rental income vs. 70-80% banks), faster approvals (7-14 days vs. 21-35 days banks), useful for time-sensitive purchases.

Owner-occupiers: 100% offset account (park savings to reduce interest, fully flexible), split loan (60% variable with offset, 40% fixed for certainty), no principal & interest redraw (reduces discipline, keep offset separate). Example: $1.2M loan, $80K offset, saves $5,200/year interest at 6.5%, accessible anytime vs. redraw restrictions.

Investors: Interest-only 5 years (maximize cash-flow, deductibility), 100% offset (park rental income, reduce interest while preserving deduction), refinance to P&I after 5 years or sell if capital growth weak. Example: $1.4M loan I/O at 6.5% = $91K/year interest (100% deductible at 33% tax rate = $30K tax saving), vs. P&I $100K/year (same tax benefit but $9K extra principal repayment reduces flexibility).

Depreciation: 3BR apartments (especially new <2015) offer $8K-$15K/year depreciation deductions for 15+ years, adding 2-3% to after-tax returns. Quantity surveyor report costs $550-$880, ROI 10-18x over hold period.

Buy Tier 2 suburbs (Rhodes, Concord) where school catchment premium is 12-18% vs. 22-24% in Tier 1 (Neutral Bay, Mosman), saving $180K-$280K on entry.

Target 100-120m² apartments (not 120-140m² ultra-premium) to save 12-18% on $/m².

Prioritize 2 car spaces + 15m²+ balcony over internal finishes (renovate later for $55K-$85K, ROI 75-85%).

Finance at 80-85% LVR ($240K-$280K deposit on $1.4M), use FHSS if applicable ($50K deposit boost), hold 8-12 years, benefit from $320K-$480K capital growth at 6.8-8.2% p.a.

Use $400K-$500K equity from sale to target $1.6M-$1.95M Tier 1 premium suburbs.

Prioritize split-bedroom layouts (master separate from bed 2+3) for teenage privacy.

Target buildings with 24/7 concierge (8-12% premium but worth $18K-$28K/year value for security/lifestyle).

Buy 120-140m² spacious layouts (vs. 100-120m²) to avoid future upsizing, lock in 12-18% premium now vs. moving costs $45K-$65K in 5 years.

Finance at 65-75% LVR ($400K-$550K deposit from equity), hold 10-15 years, benefit from $480K-$720K capital growth at 6.5-7.8% p.a., sell when children finish school/move out.

Target new/near-new builds (2020-2024) with $8K-$15K/year depreciation for 15 years (adds 2-3% to after-tax returns).

Buy 100-110m² efficient layouts (vs. 120-140m²) to maximize $/m² rental yield.

Avoid school catchment premium suburbs (saves 18-24%) as renters don't pay extra for schools.

Finance at 75-80% LVR interest-only 5 years ($900K-$980K loan on $1.2M), annual interest $58K-$64K (100% deductible), rental income $54K-$65K (gross yield 4.5-5.4%).

Hold 5-8 years, benefit from $180K-$280K capital growth at 6.5-7.5% p.a., refinance or sell when capital growth slows. After-tax return: 6.5-8.5% (4.8% yield + 6.8% growth - 2.2% costs - 33% tax).

Pay cash or 40-50% LVR ($700K-$900K loan on $1.6M-$1.8M) using house sale proceeds, minimize ongoing costs.

Target 110-130m² spacious layouts with 2.5+ bathrooms, storage, dual parking (maintain car for both partners).

Prioritize buildings with lifts (no stairs), 24/7 concierge, communal facilities (pool, gym, BBQ area for entertaining).

Buy Tier 1 suburbs for security, prestige, and future resale to next downsizer cohort.

Hold 15-25+ years (or until aged care transition), benefit from low-maintenance lifestyle, capital preservation (6.2-7.2% p.a. growth), potential sale $2.4M-$3.2M in 15 years for aged care funding. Tax: Downsizers can contribute $300K each ($600K couple) from house sale into superannuation (over-65s), reducing aged pension assets test impact.

Young families: 8-12 years (children 2-8 years at purchase → 10-20 years at sale, upgrade to house or larger apartment). Example: Buy $1.4M in 2025, hold 10 years at 7.2% p.a. growth = sell $2.8M in 2035, net gain $1.4M ($980K after costs), upgrade to $3.2M house.

Established families: 10-15 years (children 8-16 years at purchase → 18-31 years at sale, downsize when empty nesters). Example: Buy $1.8M in 2025, hold 12 years at 6.8% p.a. = sell $3.9M in 2037, net $2.1M, downsize to $2.2M apartment, release $1.7M equity.

Investors: 5-8 years (capital growth cycle, tax optimization). Example: Buy $1.2M in 2025, hold 7 years at 7.0% p.a. = sell $1.92M in 2032, net $720K, CGT 50% discount on $620K gain (after $100K costs) = $103K tax at 33% rate, keep $517K.

Downsizers: 15-25+ years (hold until aged care transition). Example: Buy $1.6M in 2025, hold 20 years at 6.5% p.a. = sell $5.5M in 2045, fund aged care $650K-$950K, estate remaining $4.0M-$4.5M.

March-May (autumn): Peak family buyer activity as school year settles, auction clearance rates 68-75% (vs. 62% annual avg.), premium 4-7% above winter sales, 38-45 days DOM (vs. 48 avg.). Strategy: List in late Feb, market 4-5 weeks, auction/sell late March-early May, settlement June-July.

Sept-Oct (spring): Second peak as families finalize before Christmas, clearance rates 65-72%, premium 3-5% above winter, 42-48 days DOM. Strategy: List early Sept, market 4-5 weeks, sell late Sept-mid Oct, settlement Nov-Dec (before holiday slowdown).

Avoid Jan-Feb (summer holidays): Families traveling, school uncertainty, clearance rates 52-58%, 15-20% longer DOM (58-62 days), 4-6% discounts vs. peak season.

Avoid June-July (winter): Cold weather reduces inspections, clearance rates 56-62%, 8-12% longer DOM (52-58 days). Exception: Downsizers less seasonal (sell year-round), but still 10-15% better outcomes in spring.

Professional styling: Costs $4,500-$8,500 for 4-6 weeks (3BR furniture, art, plants, linen), ROI 2.5-3.8% = $35K-$68K on $1.4M-$1.8M apartments. Average 12-15 days shorter DOM, higher buyer emotional engagement.

Pre-sale repairs: Kitchen benchtop resurface ($1,200-$2,400, ROI 180-250%), bathroom re-grout/reseal ($800-$1,500, ROI 200-300%), fresh paint ($6,500-$9,500 for 3BR, ROI 120-160%), new carpet ($4,200-$6,800, ROI 140-180%). Total spend $15K-$22K, recovers $24K-$38K at sale.

Declutter + storage: Rent off-site storage $180-$280/month for 2-3 months ($450-$840 total), remove 40-60% of furniture/belongings, makes 100-120m² apartment feel 15-20% larger, adds 3-5% to sale price.

Photography/video: Professional photos ($800-$1,500) + drone ($300-$600) + 3D tour ($500-$1,200) = $1,600-$3,300 total, generates 45-65% more online inquiries, 8-12 days shorter DOM.

Specialist family agents: Focus on school catchment marketing, family buyer databases, premium suburbs (Neutral Bay, Mosman, Chatswood), charge 1.8-2.2% commission (vs. 1.5-2.0% generalist), but achieve 3-5% higher sale prices through targeted marketing. ROI: Pay extra 0.3-0.5% commission ($4,200-$9,000 on $1.4M-$1.8M), gain 3-5% premium ($42K-$90K) = net $33K-$81K benefit.

Auction vs. private treaty: Auction suits: High-demand suburbs (Tier 1-2), well-presented apartments, competitive market (4+ interested buyers), achieves 4-8% premium vs. private treaty, 15-20 days shorter campaign. Private treaty suits: Unique/niche apartments (very large 140m²+, specific layouts), slower markets (winter, Tier 3 suburbs), buyers needing finance pre-approval certainty.

Fee negotiation: Standard 1.8-2.2% negotiable to 1.5-1.9% for: Off-market sales (lower marketing costs), repeat clients, dual transactions (buying + selling), premium apartments $1.8M+ (larger absolute fee). Avoid ultra-low fee agents (1.0-1.3%) who achieve 5-8% lower sale prices, costing $70K-$144K on $1.4M-$1.8M apartments vs. saving $7K-$16K in commission.

Capital Growth (20 points): 10-year CAGR 2015-2024, weighted 8.5%+ = 20pts, 7.5-8.5% = 16pts, 6.5-7.5% = 12pts, <6.5% = 8pts.

Rental Yield (20 points): Gross yield 5.0%+ = 20pts, 4.5-5.0% = 16pts, 4.0-4.5% = 12pts, <4.0% = 8pts.

Liquidity (20 points): Days on market <42 = 20pts, 42-50 = 16pts, 50-60 = 12pts, 60+ = 8pts.

Amenity Score (20 points): Schools (top 10 catchment = 8pts, top 25 = 6pts, other = 4pts) + Transport (metro/train <10min walk = 6pts, 10-15min = 4pts, bus only = 2pts) + Lifestyle (parks, shopping, dining within 800m = 6pts, 800m-1.5km = 4pts, >1.5km = 2pts).

Family Appeal (20 points): Owner-occupier ratio >65% = 10pts, 55-65% = 8pts, 45-55% = 6pts, <45% = 4pts + Parking supply (60%+ have 2 spaces = 10pts, 50-60% = 8pts, 40-50% = 6pts, <40% = 4pts). Total = 100 points.

Waterloo - $1.15M current, metro opening 2024 transforming connectivity (3min to CBD vs. 12min bus), $11B precinct redevelopment adding parks, schools, 30,000+ residents by 2030, potential 12-18% uplift 2025-2028.

Alexandria - $1.18M current, Tech Central hub attracting 25,000 jobs (Google, Atlassian, Canva campuses), surrounding 3BR apartments gain 8-14% from high-income renter demand ($1,200-$1,450/week for 3BR).

Zetland - $1.22M current, Green Square maturation (library, aquatic center, childcare, schools opening 2025-2027), owner-occupier ratio rising from 38%

to projected 48%

, 10-15% gentrification premium. Value plays (buy before premium emerges):

Concord - $1.35M (15-20% below Neutral Bay $1.78M), but similar family appeal (ferry, parks, schools), gap should compress to 10-12% as buyers priced out of Neutral Bay/Mosman seek alternatives.

Dulwich Hill - $1.24M (30% below Neutral Bay), Inner West gentrification spreading from Marrickville/Newtown, light rail connectivity, potential 15-22% uplift as buyer pool expands. Avoid value traps:

Olympic Park - $1.05M looks cheap but oversupply, weak demand, growth only 3.5% p.a.

Homebush - $1.12M but flight path, poor schools, growth 4.2% p.a.