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I think you are over-anaylsing :p Why would people rent in Merrylands when they could rent in Parramatta for the same money? Replace the word Merrylands with Guildford, Villawood, Granville, Rosehill, Auburn etc. People just don't all want to live in Parramatta ;) ...and as garbage said...

Don't "take the chance" - just do your DD and "ask" him to substantiate his claims :) A Buyers Agent or a Valuer could do this for you (for a fee). NOT exactly, no. The loan will not be formally approved until the bank does their valuation. Until then all you have is pre-approval "subject to"...

Neither :) The closest units/houses to the racecourse are across 6 lanes of traffic the other side of the road. Not going to happen for a while - developers cannot get finance at present. They can - yes. But it all depends on supply & demand at the time. I would be very suspicious of finding...