Hi All, Since I have an interest in Parramatta surrounds, wanted to shed light on the areas of Wentworthville, Pendle Hill and Toongabbie. These three suburbs are shared between a combination of city councils - Holroyd, Parramatta & Blacktown. I think the Parramatta side is the nicest. Location 35-37km from CBD 35 min train to the Central station <10min train ride to Parramatta Minutes drive to The Great Western Hwy and the M4 15 min drive to the Norwest business park 15 min drive to Blacktown CBD Not too far from the hills - I find these areas have always been undervalued compared to the closest hills suburbs Commute wise it's quite central as you can access both the West and the city via train. Gentrification Seems spending in the area is ramping up. All three suburbs have had a lot of re-zoning in the recent years. A lot of gentrification is happening with duplex builds popping up. Most houses are old and ripe for development. While the newer ones (or bigger ones although a tad old) are tightly held so this will push prices for the fibro blocks to knock down and rebuild. Pendle Hill Dyldam bought the Bonds factory and are building 146 units Train Station upgrades on the cards Serviced by a small Woolworths, Post Office, Dry cleaners and other grocery shops Units: Ranging between $430k-$460k (Renting ~$400 per week) Houses: 750k+ for old Fibro 3br knock down homes on 550sqm blocks (Renting ~$460 per week) Toonabbie High density units coming above the Woolies building 30 shops to also go in Another additional 20 shops around the area will be established in the near future Train Station upgrades on the cards Very convenient as well with a big Woolworths, Post Office, Gloria Jeans, Dry Cleaners, CBA Branch, a number of food shops (Sri Lankan, Indian, Thai, Turkish) on the main street. Units: Ranging between $430k-$460k (Renting around $400 per week) Houses: 630k+ for old Fibro 3br knock down homes on 550sqm blocks (Renting ~$460 per week) Wentworthville High density development also progressing Most convenient location with the shopping precinct being the best out of these three suburbs - Woolworths, IGA, Aldi, Officeworks, Doctors, Dentists, Salons all available Train station upgrade is in progress Units: Ranging between $460k-$510k Houses: 800k+ for old Fibro 3br knock down homes on 550sqm blocks (Renting ~$460 per week) - various $1m+ sales as well for blocks greater than 700sqm Note the prices are for established units. Off the plan / brand new units in the areas 1br are selling from $450k and 2br $520k to $560k. Oversupply Risk Potential over supply in the areas due to the development happening. Main streets are busier than ever due to the increase in population. Getting a little difficult to find parking! (May be something that had to be considered before re-zoning!) As for buying now - I would wait till the market corrects a bit. It's a good place to be buying in the next downturn due to the compound effect expected as part of the normal cycle. Conclusion Prices have effectively doubled from the peak in 2004. Although, supposedly, not as desirable as the hills, I see good prospects for Wentworthville, Pendle Hill and Toongabbie. Things are certainly looking up for the areas especially with the train station upgrades the residents have been looking forward to. It would be wishful to think these areas will fall a lot (an agent said to us in the last year or so that we'd soon be seeing 1m plus fibro homes and that isn't too far). Owner occupiers from certain ethnicity are preferring the areas; Apart from the apartment supply, I don't see the areas pulling back other than the typical cyclical impacts.