Parramatta · 2160

Merrylands West, NSW

listings tightening 5.0% YoY, tight 1.3% vacancy.

NextSuburb scoreTier C
44Below trend
Median house
$1.31M
5y growth
5.0%/yr
Gross yield
1.6%
Vacancy
1.3%
Growth-led, low cashflowMedium confidence
Last updated May 2026Next refresh 3 June 2026Informational only — not financial advice

Eight-signal breakdown

Each signal scored 0–100 against the national distribution. Bars reflect how this suburb sits across the index.

  • Capital growth (5y)5.0%/yr
    50/100
  • Population growth+6.5% (5y)
    65/100
  • Supply tightening-5.0% YoY
    75/100
  • Rental yield1.6%
    32/100
  • Rental demand1.3% vacancy
    68/100
  • Income growth+16.0% (5y)
    64/100
  • Construction pipelineno nearby pipeline
    0/100
  • Affordability13% under cap
    13/100

Why this score

Merrylands West scores 44/100 (Below trend). The two strongest signals: 1.3% vacancy rate and 6.5% population growth over five years. The standout watch-out: gross yield of 1.6% leaves modest cashflow.

Drivers
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
  • Income growth+16.0% (5y)
Risks
  • Thin gross yield (1.6%)
  • No major construction project in this state

Nearest infrastructure

Sydney Metro West — Parramatta4.4 km away

Construction · $25.0bn · completion 2030

Construction-stage projects within 10 km lift the suburb’s infrastructure score; projects more than 25 km away barely move it.

Comparable suburbs

Three NSW suburbs in the same budget band with the closest NextSuburb scores.

See the full NSW ranking

60-month score history

Backfilled — live history begins May 2026
314457Jun 21Jun 22Jun 23Jun 24Jun 25May 26

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