The numbers, in plain English
To rent in Merrylands without housing stress, a household income of about $107,000/year keeps the rent of $620/week at or below 30% of gross income, the standard affordability benchmark. That rent is the official median for a 2-bedroom unit, the most common new lease in postcode 2160 (53 bonds lodged). NSW publishes bond data by postcode rather than by suburb, so this is postcode 2160's figure, not Merrylands's alone. Check your income →
To buy the median home ($845,000) with a 20% deposit of $169k, repayments at 6.85% over 30 years come to about $4,430/month: comfortable on roughly $177,000/year under the same 30% rule. Saving that deposit at $1,500/month takes about 9.4 years, before stamp duty of $32k ($7k for eligible first home buyers). Run your own loan →
That price is an estimate, and probably too low. No government publishes open sale prices for New South Wales, so we model it from distance, population and income. Checked against real sales, the model runs about 40% under. Treat this figure, and the deposit and repayments built on it, as a rough scale, not a number to plan around. How we're fixing this →
Compared to the rest of New South Wales, Merrylands is more expensive to buy than 92% of the state's suburbs (state median $380k) and pricier to rent than 84% (state median $575/week). It sits roughly 21 km from the Sydney CBD as the crow flies.
For investors, the median rent against the median price gives a gross rental yield of about 3.8% before costs. Net yield calculator →
Modelled medians, not valuations. Every formula above is documented on our methodology page.
Actual rents lodged here
Bonds lodged, August 2026Measured median rents, not modelled, from every rental bond lodged with NSW Fair Trading in Merrylands · a typical 2-bedroom unit rents for $620/week, up $20/week since June 2026.
| Bedrooms | Type | Median rent | Bonds lodged |
|---|---|---|---|
| Studio | unit | $590/wk | 14 |
| 1 | unit | $600/wk | 28 |
| 2 | unit | $620/wk | 53 |
| 3 | house | $765/wk | 12 |
| 4 | house | $1000/wk | 11 |
| 5 | house | $1270/wk | 11 |
Source: NSW Fair Trading Rental Bond Board (CC BY 4.0), aggregated by postcode with at least 5 lodgements per figure. Updated monthly. See data sources.
Affordability by income
$60k income
Rent ($620/wk)
Over budget
Budget: $346/wk
Buy ($845k)
Repayments are a stretch
$4,430/mo · deposit in ~18.8yr
$90k income
Rent ($620/wk)
Over budget
Budget: $519/wk
Buy ($845k)
Repayments are a stretch
$4,430/mo · deposit in ~12.6yr
$120k income
Rent ($620/wk)
Affordable
Budget: $692/wk
Buy ($845k)
Repayments are a stretch
$4,430/mo · deposit in ~9.4yr
Based on 30% gross income rule for rent; 6.85% p.a. / 30-year P&I loan at 20% deposit for purchase; 15% savings rate for deposit timeline.
Upfront buying costs
| Purchase price | $845k |
| 20% deposit (no LMI) | $169k |
| Stamp duty (New South Wales) | $32k |
| Stamp duty (first home buyer) | $7k |
| Conveyancing (est.) | $1,500 – $3,000 |
| Building inspection (est.) | $400 – $700 |
| Total upfront (est.) | $204k |
Who lives here & what's nearby
Real figures for Merrylands. Measured, not modelled.
How Merrylands compares
- Fewer owners than most of New South Wales: 50% own their home, against a 71% median.
- Younger than average, a median age of 33 vs 44 statewide.
- 46% of homes here are rented, against 25% across New South Wales, a rental market.
Demographics and tenure from the ABS 2021 Census; the socio-economic score is the ABS SEIFA 2021 index of relative disadvantage, scaled 0–100 against every Australian postcode; distances and school counts from OpenStreetMap. Comparisons are against the median suburb in New South Wales. Suburb-level price trends aren't shown because no open source publishes them reliably yet, see our data sources.
What's around Merrylands
Parks, markets, sport, libraries and community places nearby.
- Merrylands Memorial Park200 m
- Oxford Street Park300 m
- King Park400 m
- Shannon Avenue Park400 m
- Merrylands Swimming Centre700 m
- Parramatta Aquatic Centre2.4 km
- Granville Swim Centre2.6 km
- Fullagar Road Tennis Courts2.6 km
- Merrylands Central Library600 m
- Guildford Library2.0 km
- Granville Branch Library2.6 km
- Parramatta Library2.8 km
- Merrylands Youth Centre100 m
- Maltese Community Council of NSW1.3 km
- Guildford Community Centre2.0 km
- Norrie Maley Kiosk2.2 km
Places within about 3 km, from OpenStreetMap contributors, with distances as the crow flies. Something missing or moved? Tell us.
Get to know Merrylands
Video tours, maps and community groups for Merrylands.
Neighbourhood scores
Indicative scores based on ABS Census data modelling. Always conduct your own research.
Related reading
Government schemes that may apply
5% Deposit Scheme
Buy with a 5% deposit and no LMI. No income test and no limit on places since 1 October 2025; price caps vary by area.
Learn more →First home owner grant
$10,000 towards a new home valued up to $600,000, for eligible first home buyers.
Learn more →First Home Super Saver (FHSS)
Save up to $50k inside super (taxed at 15% instead of marginal rate), then withdraw for a deposit.
Learn more →Stamp duty concessions
On Merrylands's median of $845,000, a NSW first home buyer pays about $7,248 instead of $32,212, roughly $24,964 less.
That median is modelled, not observed, and our modelled prices run low. Treat the duty figure as indicative.
Learn more →So what now?
The questions these numbers usually raise, and where to get each one answered.
Could I borrow $676k?
Run your income and debts through the same serviceability rules the banks use.
Free calculatorWhat would repayments be on $845k?
Monthly, fortnightly and weekly, with the full amortisation schedule.
Free calculatorAm I better off renting at $620/week?
Compare the total cost of both paths in Merrylands over time.
Free calculatorGetting the place inspected
A licensed inspector checks for structural and pest problems before you exchange contracts.
Someone to handle the legal side
A conveyancer reviews the contract, runs the title searches and manages settlement.
We do not rank these or say which is best: that would be advice, and we are not licensed to give it. Where a link pays us it says so beside the link, and it never changes what we show or the order we show it in. Our methodology explains every figure above.
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Rent data for Merrylands sourced from the ABS 2021 Census, scaled by rental CPI to current values. Calculations use 30% gross income rule, 20% deposit, 6.85% p.a. loan rate over 30 years. Not financial advice.
General Advice Warning
The information on this site is general in nature and does not consider your personal circumstances, financial situation, or needs. Before acting on any information, you should consider its appropriateness having regard to your own situation and seek professional advice from a licensed financial adviser, mortgage broker, accountant, or solicitor.