Hassan Derbas
406/120 James Ruse Drive, Rosehill, NSW 2142
Price Guide | $549,000 - $599,000
2 2 1
Open Saturday 6 June 9:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Rosehill — Darug Country
Originally home to the Burramattagal people, Rosehill became the site of Elizabeth Farm in 1793, the oldest surviving European dwelling in Australia. The area evolved into a major industrial and racing hub with the opening of the Rosehill Gardens Racecourse in 1885.
Today, Rosehill is a mix of high-density apartment living, heritage sites, and industrial zones, currently transitioning into a primary residential extension of the Parramatta CBD.
Overall Score
7
A high-growth area with excellent transport but significant environmental and density risks.
Aboriginal Name
Burramattagal— "The place where the eels lie down"
Name Origin
Named after the abundance of roses in the garden of Elizabeth Farm and the rising ground of the area.
Established
Gazetted 1927
Heritage
Home to Elizabeth Farm, built by John Macarthur.
Sporting Hub
Hosts the Golden Slipper, the world's richest two-year-old horse race.
Connectivity
Key stop on the Parramatta Light Rail Stage 1.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
Strong buyer interest driven by the Rosehill Racecourse redevelopment and Metro West announcements.
Amenity
6
Good access to Parramatta CBD, though local retail is currently limited to small strips.
Schools
5
Served by Rosehill Public, but high school options require travel to neighboring suburbs.
Transport
9
Exceptional via Light Rail, bus networks, and the future Metro West station.
Risk Profile
4
High risk due to historical flooding and soil contamination in surrounding industrial zones.
Liveability
6
Improving urban lifestyle, though currently lacks the greenery of more established suburbs.
Demographics
7
Young, professional, and diverse population with a high proportion of renters.
Rental Demand
8
Very high due to proximity to Parramatta's commercial core and Western Sydney University.
Growth Potential
9
Massive upside potential from the proposed 25,000-home racecourse masterplan.
Affordability
6
More accessible than Parramatta CBD, offering a lower entry point for units.
Crime & Safety
5
Average safety profile with typical urban property crime rates; improving with gentrification.
Walkability
7
Highly walkable near the station and racecourse, but industrial fringes are less pedestrian-friendly.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median Age
32
Younger than the NSW average.
Housing Type
88% Units
Dominantly high-density living.
Ownership
64% Renting
Strong investor-led market.
Flood Risk
High
Clay Cliff Creek catchment area.
Metro West
Confirmed
Future station at Rosehill/Camellia.
Education
34% Degree
High proportion of tertiary educated residents.
✅ Key Advantages
- Direct access to the Parramatta Light Rail and future Metro West station.
- Walking distance to the Parramatta CBD and its major employment hubs.
- Significant capital growth potential from the Racecourse redevelopment project.
- Relative affordability compared to Parramatta CBD and Harris Park.
- Proximity to Western Sydney University (Parramatta Campus).
⚠️ Key Watch-Outs
- Extensive flood zones affecting many low-lying apartment blocks.
- High density of industrial land nearby may impact air and noise quality.
- Limited green space and parks within the immediate residential core.
- Ongoing construction noise and traffic for the next 10-15 years.
- High concentration of rental stock can lead to lower community cohesion.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Urban Emerging
How this suburb feels day-to-day.
🏠 Property Types
Mostly modern apartments, some heritage cottages, and industrial warehouses.
Dominant dwelling stock.
💰 Price Range
$580k – $1.2m
Typical entry to ceiling.
💡 Why It Matters
Rosehill is the 'release valve' for Parramatta's growth. It offers a strategic entry point for buyers who want to capitalize on the massive infrastructure spend in Western Sydney while accepting the trade-offs of an area in transition.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,150,000
$950k – $1.4m (Rare stock)
🏢 Unit Median
$695,000
$550k – $850k
📈 Price Trend
+6.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $720pw, Units $610pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The scarcity of houses makes them high-value heritage assets, while the unit market is highly liquid but sensitive to new supply pipelines.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% below Sydney metro unit median
Price comparison
📋 Income Ratio
7.8x annual income
Median price ÷ median income
💳 Gross Yield
4.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Rosehill remains one of the more affordable ways to live within 2km of a major CBD, though rising interest rates have squeezed first-home buyer borrowing power.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, international students, and hospital workers from Westmead.
💼 Investor Outlook
Strong rental yields and low vacancy rates make it an attractive cash-flow play. Long-term capital growth is tied to the successful delivery of the Metro West station.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.4%
1-Year Growth
+18.5% cumulative
3-Year Growth
+28.7% cumulative
5-Year Growth
📍 Growth Drivers
- Metro West station confirmation at Rosehill/Camellia.
- Proposed 25,000-dwelling masterplan for the Racecourse site.
- Completion of Parramatta Light Rail Stage 1.
- Expansion of the Parramatta CBD 'Commercial Core' eastward.
- Gentrification of the Camellia industrial precinct.
⛔ Headwinds
- Potential oversupply of apartments in the 2028-2032 window.
- Rising insurance premiums due to flood mapping updates.
- Macroeconomic impacts on first-home buyer sentiment.
🔮 5-Year Outlook
The outlook is exceptionally strong for capital growth, provided the Racecourse redevelopment proceeds. Expect Rosehill to outperform the broader Sydney market as it transitions from a secondary suburb to a primary urban destination.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
5
Safety Score
Average
📉 Trend
Improving
vs last 12 months
🏙️ vs Metro Average
8% above metro average for property theft
Relative comparison
Risk Categories
Theft: Medium
Vandalism: Medium
Personal Safety: Low
📋 What to Check Locally
Check the security features of apartment buildings, specifically basement parking access and mailroom security.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks dominate the profile, specifically flooding and historical industrial contamination.
🌊 Flood Risk
High risk near Clay Cliff Creek; 1-in-100-year flood events affect several residential streets.
🔥 Bushfire Risk
Negligible risk due to urban density.
🏦 Insurance Impact
Expect higher-than-average premiums for ground-floor units or older houses in flood-prone zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R4 High Density Residential
🔲 Overlays
Flood Planning, Heritage (Elizabeth Farm), Acid Sulfate Soils
🏗️ Development Hotspots
Rosehill Racecourse site and the Camellia-Rosehill Precinct.
The NSW Government's 'Transport Oriented Development' (TOD) program and the Camellia-Rosehill Strategy are the primary drivers of value here.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent; Light Rail and Metro West provide dual-mode high-frequency transit.
🛍️ Amenity & Retail
Moderate; relies heavily on Parramatta CBD for major shopping and dining.
🌲 Parks & Recreation
Limited; Rosehill Gardens is private, and local parks are small (e.g., Rosehill Park).
🏫 Schools
Fair; Rosehill Public School is well-regarded but reaching capacity.
🏥 Healthcare
Good; proximity to Westmead Health Precinct (15 mins by Light Rail).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A multicultural, upwardly mobile population dominated by young professionals and small families.
💵 Median Income
$82,400 pa
🏠 Ownership
32% owner-occupied, 64% renting
🎂 Age Profile
Median age 32
🎓 Education
High; over 40% hold a Bachelor's degree or higher.
📊 Age Distribution
The high rental population ensures a liquid investment market but may result in higher turnover and less long-term community stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The suburb is at the center of the 'Central River City' vision.
📈 Positive Impacts
- Metro West station providing 20-minute access to Sydney CBD.
- New primary school and community facilities planned for the Racecourse site.
- Transformation of industrial land into riverside parklands.
📉 Negative Impacts
- Loss of the historic racing character if the track is fully decommissioned.
- Severe traffic congestion during the construction phase of the Metro.
- Pressure on existing drainage infrastructure.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Harris Park
Position
West
Price
Slightly more expensive
Lifestyle
Famous for dining and heritage; more established feel.
Best for
Foodies and those wanting a character home.
📍Parramatta
Position
North-West
Price
20% more expensive
Lifestyle
Full CBD lifestyle; high-rise living.
Best for
Urban professionals wanting maximum convenience.
📍Clyde
Position
South
Price
Cheaper
Lifestyle
Industrial and transport-heavy; fewer amenities.
Best for
Budget-conscious investors.
📍Camellia
Position
North
Price
N/A (Developing)
Lifestyle
Future high-density precinct; currently industrial.
Best for
Speculative long-term investors.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Wentworth Point
NSW
7/10
High-density riverside living with a focus on new infrastructure.
Wolli Creek
NSW
8/10
Transport hub with high rental demand and young demographics.
Macquarie Park
NSW
8/10
Mix of residential, commercial, and major transport upgrades.
Footscray
VIC
7/10
Gentrifying industrial fringe near a major secondary CBD.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the convenience and transport links but express concerns over the rapid pace of development and lack of local green space.
★★★★☆
Commuting
The Light Rail has been a game changer for getting into Parramatta for work.
Transport
Convenience
★★★☆☆
Environment
I love my apartment, but I wish there were more actual parks instead of just concrete.
Green Space
Apartment Quality
★★★★★
Investment
Never had a vacancy longer than a week; the demand from students and hospital staff is relentless.
Rental Yield
Demand
★★☆☆☆
Development
The traffic is getting unbearable with all these new towers going up.
Traffic
Overdevelopment
★★★★☆
Lifestyle
Being so close to the racecourse is great for social events, and Parramatta is just a stroll away.
Social Life
Location
★★★☆☆
Safety
It feels safe enough, but the industrial areas can feel a bit sketchy late at night.
Safety
Industrial
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize apartments on higher floors to mitigate flood risk and noise.
- Verify the specific flood mapping for the property via the Parramatta Council portal.
- Look for properties within a 500m radius of the future Metro station site.
- Check the strata minutes for any history of water ingress or cladding issues.
- Negotiate harder on properties that face the industrial fringes of Camellia.
- Consider the impact of the Racecourse redevelopment on your future views.
❓ Questions to Ask the Agent
- Is this specific lot identified in the 1-in-100-year flood zone?
- What is the projected completion date for the nearest Metro West entrance?
- Are there any planned high-rise developments on the adjacent lots?
- Has the building undergone a recent fire safety audit or cladding inspection?
- What are the quarterly strata levies, and is there a healthy capital works fund?
- How does the current rental return compare to the building average?
- Is the property within the catchment for Rosehill Public School?
- Are there any heritage restrictions on this specific property?
🏷️ Seller Strategy
- Highlight the 'Metro West' proximity as the primary selling point.
- Ensure all heritage features are showcased if selling a rare house stock.
- Provide a clear flood report to build buyer confidence and avoid deal-fallouts.
- Stage apartments to appeal to young professional couples.
- Target investors by emphasizing the low vacancy rates in the 2142 postcode.
📣 Positioning Tips
Position the property as a 'strategic future-proof asset' at the doorstep of Sydney's second CBD, emphasizing infrastructure over current aesthetics.
💼 Investment Case
High-yield, high-growth play supported by state-significant infrastructure.
⚠️ Investment Risks
High supply pipeline may cap capital growth in the short term; flood insurance costs.
📈 Action Plan
- Target 2-bedroom units with parking, as these are preferred by the local tenant base.
- Focus on buildings completed after 2020 to minimize maintenance and compliance risks.
- Monitor the Camellia-Rosehill Precinct Strategy for changes in density limits.
- Secure long-term leases with hospital or university staff.
🔑 Renter Tips
- Apply early; properties in modern blocks lease within days.
- Check for double-glazing if the unit faces James Ruse Drive.
- Ask about the building's flood evacuation plan if on the ground floor.
- Verify if the rent includes water, as many newer blocks have individual metering.
🏘️ What Renters Love Here
Unbeatable transport access and modern building facilities (gyms/pools).
⚠️ Renter Watch-Outs
Ongoing construction noise and limited local grocery options.
🏢 Landlord Strategy
- Offer 12-month leases to align with the university academic calendar.
- Ensure air conditioning is well-maintained, as it is a non-negotiable for local tenants.
- Consider allow pets to differentiate your property in a high-supply market.
📋 Compliance & Management
Ensure all smoke alarm and window safety certifications are current as per NSW Fair Trading requirements.
🤝 Agent Insights
- Buyers are increasingly wary of flood zones; have the maps ready at open homes.
- The 'Racecourse City' narrative is the biggest driver of FOMO in the current market.
- Stock turnover is high, but premium prices are reserved for north-facing units.
🎯 Marketing Angles
The Future Heart of Parramatta; Metro-Connected Living; Heritage Meets Modernity.
👤 Target Buyer Profile
First-home buyers priced out of Parramatta CBD and long-term capital growth investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Parramatta Council Flood Mapper for the specific address.
✓
Check the NSW Planning Portal for the Camellia-Rosehill Precinct Strategy.
✓
Inspect the basement for signs of previous water damage or mold.
✓
Verify the distance to the nearest Light Rail stop.
✓
Obtain a strata report to check for special levies or litigation.
✓
Confirm the property is not on the List of Contaminated Sites (EPA).
✓
Assess noise levels during peak hour on James Ruse Drive.
✓
Check the 'Planning Certificate 10.7' for any government land acquisition plans.
✓
Verify the NBN connection type (FTTP is preferred for professionals).
✓
Review the 2021 ABS Census data for the 2142 postcode to understand neighbor profiles.
✓
Evaluate the impact of the proposed Metro West construction site on local traffic.
✓
Check for any heritage overlays if the property is a house.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 cityofparramatta.nsw.gov.au
🔗 planningportal.nsw.gov.au
🔗 bocsar.nsw.gov.au
🔗 transport.nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
