13 Grand Ocean Boulevard Port Kennedy WA 6172

4 bed family home | Port Kennedy | high demand suburb | strong land value | functional layout This property presents a specific risk: the asking range sits above the suburb median for four-bedroom houses, meaning the buyer pays a premium that may not be immediately recoverable if market conditions soften. The holding times on comparable street sales range from four to twenty-five years, with annual growth varying from 4.18% to 17.99%, indicating that long-term capital appreciation is not guaranteed and depends heavily on purchase timing and market cycle. The opportunity lies in the site’s physical attributes-718m² lot with no bushfire, flood, or heritage overlays-which offer better than average future development optionality compared to standard residential lots in the area. The property should be held as a long-term family home or rental; short-term flipping carries measurable downside exposure due to the current price positioning. What makes this property competitively strong is the combination of a larger than typical land area, solar panels installed in 2025 which reduce ongoing energy costs, and three separate living areas that support dual occupancy or extended family use-rare at this price point in Port Kennedy. These features strengthen a buyer’s negotiating position by offering immediate lifestyle value and future flexibility that nearby four-bedroom comparables cannot match. The 5G mobile coverage and NBN Fibre to the Premises are supporting conveniences rather than deal-makers, but they remove common buyer objections that arise in newer or less connected pockets of the suburb. This property suits a family seeking a long-term base with rental potential or a downsizer wanting single-level, low-maintenance living with room to spread out. Given the above analysis, the buyer should commission a building and pest inspection specifically targeting the solar panel installation and roof height for any structural modifications, then prepare an offer based on the midpoint of the estimated value range, not the top of the asking price. Comparable street sales indicate a wide value band: 168 Grand Ocean Boulevard sold at $760,000 after four years with 17.99% annual growth, while 93 Grand Ocean Boulevard achieved $1,000,000 after twenty-five years at 11.37% growth. This property’s price sits between these outcomes, suggesting it is neither a clear discount nor a premium. The rental yield for similar homes on this street runs 4.57% to 5.34%, which at $700-$750 per week supports the $720/week estimate. The value inference is that this house trades at the upper end of street norms, demanding justification through the additional living space and solar benefit rather than relying on location alone.