CBRE from CBRE is pleased to offer to the market this rare affordable freehold Sydney childcare investment at 21-23 Montrose Avenue, Merrylands NSW for sale via our Investment Portfolio Auction 178.

This opportunity has the following key investment highlights:

+ 10 year net lease to 2033 plus two 5 year options extending to 2043
+ Potential for significant rental uplift from below market rental ($3,314 per place) with uncapped market reviews at each option
+ Net lease: tenant pays 100% of all usual outgoings, including rates, insurance, and general repairs & maintenance
+ Large 1,219 sqm* double block just 650m* from Merrylands Train Station
+ Merrylands: thriving Western Sydney suburb with population forecast to grow by some 35%* by 2046^, driven by strong demand from young families
+ Well-presented childcare centre with DA approval for 53 places (Service Approval for 65 LDC places)
+ Substantial upgrades completed by the tenant in 2024 showing strong tenant commitment
+ Land tax-free investment (NSW childcare centres only)

Key Operational Drivers – 5min Drive^^
+ Education-rich precinct 17 schools and 10,400* school-aged enrolments
+ 1km* from Merrylands East Primary School
+ 32% more 0-4 year olds than the NSW average
+ Strong childcare demand ratio of 3.21:1
+ Average age of 34

Net Income: $175,625 pa* + GST

Early Childhood Education: An Essential Service Asset Class with Bipartisan Government Support:
In 2023-2024, the Federal Government contributed over $11.6 billion in funding for early childhood education, plus an additional $4.7 billion dedicated to the Cheaper Child Care Reform, which commenced in 2023. The reform makes early education and care more affordable for around 1.3 million families nationwide.²

To be sold by Investment Portfolio Auction
10:30am AEST Tuesday 5 August 2025
Yallamundi Rooms, Sydney Opera House

Please contact the exclusively appointed sales team for more information.

*Approx.
^ Forcast.id
^^ Gapmaps portal
2 Australia Government Productivity Commission website