Miranda NSW Property Investment

## 2. Market Overview - Median house price: $1,959,111 - Median unit price: $931,178 - 1‑year price growth: ‑1.2 % (downward) - 5‑year CAGR: ‑1.9 % / yr (downward) - Days on market: data not supplied

The negative 1‑year growth (‑1.2 %) and the five‑year decline (‑1.9 % / yr) indicate a buyer’s market – sellers are likely to price aggressively and buyers have room to negotiate. The lack of a days‑on‑market figure prevents a precise timing signal, but the price trends alone suggest buyer leverage.

## 3. Rental Market - Median weekly rent: $1,050 - Gross rental yield: 2.8 %

No vacancy‑rate or demand‑rating data were provided, so we can only state that the 2.8 % yield sits below the 3‑4 % range many investors target for strong cash flow. Investors should treat the rental market as moderately yielding and factor in potential vacancy periods when modelling cash flow.

## 4. Short‑Term Rental Opportunity The supplied data contain no STR nightly‑rate, occupancy, or revenue figures. Consequently we cannot quantify an STR advantage. With only the 2.8 % long‑term yield available, the default assumption is that LTR remains the more predictable option until STR data become available.

## 5. Infrastructure & Growth Drivers The data set does not list specific projects, transport upgrades, or major employers. Therefore we cannot attribute any concrete infrastructure or employment drivers to the suburb’s demand at this stage.

## 6. Bull Case The 3‑year growth forecast is +13.5 %. Applying that to the current median house price:

\[ \$1,959,111 \times 1.135 \approx \mathbf{\$2,224,000} \]

Upside potential: roughly $265,000 capital gain on a house (from $1.96 m to $2.22 m) if the forecast materialises, on top of the existing 2.8 % rental yield.

## 7. Risks | Risk | Data‑backed Indicator | |------|-----------------------| | Price decline | 1‑yr growth ‑1.2 % and 5‑yr CAGR ‑1.9 % / yr | | Low yield | Gross rental yield 2.8 % (below many investors’ cash‑flow thresholds) | | Unknown vacancy | Vacancy rate not supplied – could erode cash flow | | Supply pressure | No data on upcoming developments, but any new supply could deepen the price dip |

## 8. The Play - Entry range: aim for purchases near the median – $1.9 m–$2.0 m for houses and $900 k–$950 k for units. - Minimum yield target: ≥ 3.0 % gross (above the current 2.8 % to provide a buffer). - Watch signals: any shift in the 1‑yr growth figure, emerging vacancy data, and interest‑rate movements that could affect buyer financing. - Strategy: acquire at the lower end of the entry range, hold for the medium‑term (3‑5 years) to capture the forecast‑driven 13.5 % capital uplift, and rely on long‑term rental income while monitoring the market for any STR data that could improve returns.