Mai Le
30A Norman Street, Condell Park, NSW 2200
Auction
4 2 2
Open Saturday 27 June 1:15 pm Auction Saturday 18 July 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Condell Park — Dharug Country
Originally a timber-getting and farming district, the area saw significant residential subdivision post-WWII. It evolved from a rural fringe into a suburban stronghold for European migrants in the mid-20th century.
A quiet, low-density residential suburb dominated by detached dwellings and a growing number of modern dual-occupancy developments.
Overall Score
7.2
A solid performer for families and developers, balanced by transport limitations.
Aboriginal Name
Bediagal— "Place of the woods"
Name Origin
Named after Ousley Condell, an early settler who arrived in 1829 on the ship 'Surry'.
Established
Gazetted 1927
Aviation Link
Adjacent to Bankstown Airport, a major general aviation hub.
Green Space
Home to Deverall Park, a significant regional sporting complex.
Renewal
High rate of 1950s cottage replacement with contemporary duplexes.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.8
Steady demand for land-rich assets despite broader interest rate pressures.
Amenity
7.0
Good local shopping strips and proximity to Bankstown CBD services.
Schools
7.5
Strong reputation for local primary schools and Catholic education options.
Transport
5.5
Lacks a dedicated train station; heavily reliant on bus networks and private vehicles.
Risk Profile
6.2
Main risks involve aircraft noise and specific overland flow flooding zones.
Liveability
7.8
High appeal for multi-generational families due to large block sizes.
Demographics
7.4
Stable, family-heavy population with high rates of home ownership.
Rental Demand
8.2
Extremely tight vacancy rates driven by local employment hubs.
Growth Potential
7.6
Strong upside from the ongoing 'duplex-ification' of the suburb.
Affordability
5.8
More expensive than neighboring Yagoona but offers better value than Revesby.
Crime & Safety
6.5
Typical suburban safety profile with localized incidents of property crime.
Walkability
5.2
Most errands require a car due to the sprawling residential layout.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,425,000
Reflecting 2025-26 market levels
Median Unit
$890,000
Includes modern townhouses
12mo Growth
5.2%
Outperforming regional average
Vacancy Rate
0.9%
Critically undersupplied
Family Ratio
78%
Highly family-centric
Avg Block Size
580sqm
Ideal for redevelopment
✅ Key Advantages
- Large level blocks often exceeding 550sqm with wide frontages.
- Strong sense of community with long-term residents.
- Proximity to the M5 motorway providing easy access to Sydney CBD and airport.
- Excellent local sporting facilities and parks for children.
- High rental yields relative to other Sydney middle-ring suburbs.
- Ongoing gentrification as older stock is replaced by premium dual-occupancies.
⚠️ Key Watch-Outs
- Significant aircraft noise in streets directly under the Bankstown Airport flight path.
- Lack of a local railway station requires bus transfers to Bankstown or Revesby.
- Increasing traffic congestion on major arteries like Eldridge Road and Marion Street.
- Limited nightlife or high-end dining options within the suburb boundaries.
- Strict council regulations regarding tree removal and heritage conservation in specific pockets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Suburban Family
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached houses and modern duplexes, with limited low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$950k (older units) to $2.2m (new luxury duplexes)
Typical entry to ceiling.
💡 Why It Matters
Condell Park serves as a critical 'upgrade' suburb for families moving out of higher-density areas like Bankstown, offering more space while remaining connected to cultural and employment hubs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,425,000
$1.25m – $2.3m
🏢 Unit Median
$890,000
$750k – $1.1m
📈 Price Trend
+5.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $650pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between unrenovated cottages and new duplexes is widening, creating opportunities for value-add investors.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Greater Sydney house median
Price comparison
📋 Income Ratio
9.8x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the Inner West, price growth has outpaced local wage increases, making it a 'stretch' suburb for first-home buyers.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+11.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families and tradespeople seeking proximity to south-west industrial corridors.
💼 Investor Outlook
Strong capital growth prospects due to land value, supported by a chronic shortage of family-sized rental stock.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.2%
1-Year Growth
+18.5%
3-Year Growth
+32.0%
5-Year Growth
📍 Growth Drivers
- Bankstown CBD transformation into a major health and education precinct.
- Ongoing demand for duplex development sites (R2 zoning).
- Completion of the Sydney Metro City & Southwest (improving nearby Bankstown access).
- Limited supply of large residential blocks in the middle-ring southwest.
⛔ Headwinds
- Rising construction costs impacting the feasibility of new developments.
- Sensitivity to interest rate changes among the local mortgage-belt demographic.
- Potential changes to flight path intensity at Bankstown Airport.
🔮 5-Year Outlook
Expect steady outperformance of the Sydney average as the 'ripple effect' from the Inner West continues to push buyers toward larger blocks in the southwest.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6.5
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% above metro average for break-and-enter offenses
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Review the NSW Bureau of Crime Statistics and Research (BOCSAR) maps for specific street-level data before purchasing.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are relatively low, but regulatory and acoustic risks are significant due to the airport and development overlays.
🌊 Flood Risk
Low risk overall, but check 'Overland Flow' maps near Deverall Park.
🔥 Bushfire Risk
Negligible risk.
🏦 Insurance Impact
Standard premiums apply, though some insurers may query ANEF noise levels for high-value builds.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
ANEF 20-25 (Aircraft Noise), Acid Sulfate Soils (Class 5)
🏗️ Development Hotspots
Streets with frontages over 15.24m are highly targeted for duplexes.
Zoning determines the 'exit strategy' for buyers; land that meets duplex requirements carries a significant price premium.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dependent on bus routes 925 and 927; car is essential for most.
🛍️ Amenity & Retail
Good local shops on Simmat Ave and Eldridge Rd.
🌲 Parks & Recreation
Excellent; Deverall Park and Condell Park Reserve offer great facilities.
🏫 Schools
High quality; Condell Park Public School is well-regarded.
🏥 Healthcare
Close to Bankstown-Lidcombe Hospital (approx. 5-10 mins drive).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, multicultural community with a strong presence of Lebanese, Vietnamese, and Greek heritage.
💵 Median Income
$82,400 pa
🏠 Ownership
68% owner-occupied (including with mortgage)
🎂 Age Profile
Median age 36
🎓 Education
High percentage of vocational and trade qualifications.
📊 Age Distribution
The high owner-occupancy rate and family focus contribute to the suburb's stability and long-term price resilience.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Development is characterized by 'micro-renewals' rather than major infrastructure projects within the suburb itself.
📈 Positive Impacts
- Bankstown Metro conversion (nearby) improving city connectivity.
- Upgrades to Bankstown-Lidcombe Hospital services.
- Modernization of the local housing stock through private redevelopment.
📉 Negative Impacts
- Increased street parking pressure from higher density duplexes.
- Loss of mature tree canopy on private lots.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Bankstown
Position
North-East
Price
Lower for units, similar for houses
Lifestyle
High-density, urban, major retail hub
Best for
Investors and urbanites
📍Revesby
Position
South
Price
15% higher
Lifestyle
Express train access, more 'village' feel
Best for
City commuters
📍Yagoona
Position
North-West
Price
5-10% lower
Lifestyle
More industrial influence, train access
Best for
Budget-conscious families
📍Milperra
Position
West
Price
Similar
Lifestyle
Closer to university and river, more isolated
Best for
Quiet seekers
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Panania
NSW
7.5/10
Family-oriented, similar block sizes, southwest location.
Ryde
NSW
7.8/10
Historical transition from cottages to duplexes (though higher price point).
Greystanes
NSW
7.1/10
Strong family demographic, car-dependent, large blocks.
Padstow
NSW
7.4/10
Southwest pocket with high duplex potential and similar age profile.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety and space, though many lament the lack of a train station and the increasing noise from the airport.
★★★★☆
Family Life
It's a wonderful place to raise kids with great parks, but you definitely need two cars to survive here.
Parks
Transport
★★★☆☆
Affordability
We bought an older house to renovate. The airport noise was a shock at first, but you get used to it.
Value
Noise
★★★★★
Community
I've seen the suburb change so much, but the neighbors still look out for each other. Very safe street.
Safety
Community
★★★★☆
Development
The council is strict but fair. If you have the frontage, a duplex here is a goldmine.
Profit
Regulation
★★☆☆☆
Rental Market
Rents are skyrocketing and there's so much competition for every single house that comes up.
Cost
Competition
★★★★★
Investment
Zero vacancy time in 4 years. The demand from families wanting to be near the schools is relentless.
Yield
Demand
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with a frontage of 15.24m or more to protect future resale value to developers.
- Visit the property during peak flight times (usually early morning or late afternoon) to assess noise.
- Check the Section 10.7 certificate specifically for overland flow flooding notations.
- Look for older brick homes; they offer better sound insulation against aircraft noise than newer builds.
- Focus on the 'pocket' near St Brendan's Catholic School for the strongest historical capital growth.
❓ Questions to Ask the Agent
- What is the exact ANEF rating for this specific street address?
- Has a survey been done to confirm the frontage meets the 15.24m duplex requirement?
- Are there any registered easements on the title that would prevent building over the backyard?
- What are the local council's current views on tree removal for this property?
- How many other offers have been made by developers versus owner-occupiers?
- Is the property located in a designated overland flow path?
🏷️ Seller Strategy
- Ensure the property's development potential is clearly stated in marketing if land size exceeds 600sqm.
- Professional styling is essential to compete with the high-end finishes of new duplexes nearby.
- Highlight proximity to the M5 and Bankstown CBD to offset the lack of a local train station.
- Address any noise concerns proactively with high-quality window glazing or insulation upgrades.
- Target multi-generational families who are the most active buyer segment in this postcode.
📣 Positioning Tips
Position the home as a 'strategic land hold' with immediate family liveability and long-term development upside.
💼 Investment Case
High-yield strategy focusing on dual-occupancy or granny flat additions.
⚠️ Investment Risks
Over-capitalizing on renovations in a market that primarily values land and new-builds.
📈 Action Plan
- Acquire a 600sqm+ block with an existing 3-bedroom home.
- Verify ANEF contours to ensure no restrictions on secondary dwellings.
- Construct a high-quality granny flat to maximize yield.
- Hold for 7-10 years to capture the next development cycle.
🔑 Renter Tips
- Have your application ready before the inspection; properties move in under 48 hours.
- Look for older houses which often have larger backyards for the same price as a new unit.
- Check bus schedules; some routes are infrequent on weekends.
🏘️ What Renters Love Here
Quiet streets and plenty of space for children and pets.
⚠️ Renter Watch-Outs
Older homes may have poor insulation and high heating/cooling costs.
🏢 Landlord Strategy
- Consider long-term leases (24 months) as local families value stability.
- Regularly maintain gardens; street appeal is a major factor in attracting premium tenants.
- Install air conditioning; it is now considered a 'must-have' for the local demographic.
📋 Compliance & Management
Ensure all smoke alarms and window locks meet the latest NSW residential tenancy standards.
🤝 Agent Insights
- The market is currently split between 'land-value' buyers and 'luxury-duplex' seekers.
- Stock levels remain low, keeping prices firm despite broader economic headwinds.
- Buyers are increasingly savvy about ANEF noise levels; transparency is key.
🎯 Marketing Angles
Focus on 'The Best of Both Worlds': Suburban peace with CBD proximity.
👤 Target Buyer Profile
Upgrading local families and small-scale residential developers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify land size and frontage on the formal DP (Deposited Plan).
✓
Check the ANEF 2024/2025 noise contour maps.
✓
Inspect the property for signs of foundation movement (common in clay soils).
✓
Review the Section 10.7 (2) and (5) certificates from Canterbury-Bankstown Council.
✓
Confirm school catchment zones via the NSW Department of Education portal.
✓
Test all plumbing and drainage for old terracotta pipe issues.
✓
Check for asbestos in eaves and wet areas (common in pre-1990 homes).
✓
Assess the distance to the nearest bus stop and frequency of service.
✓
Review the Sydney Water diagram for any major sewer mains through the site.
✓
Evaluate the impact of the Western Sydney Airport (Badgerys Creek) on future flight paths.
✓
Check for any heritage conservation area overlays.
✓
Verify the presence of any significant trees protected by a Tree Preservation Order (TPO).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 cbcity.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 abs.gov.au
🔗 bocsar.nsw.gov.au
🔗 education.nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
