14 Walba Way, Swanbourne WA 6010

High Giorgi build quality | parcel size limits future expansion | pool & garden maintenance costs | no recent comparable renovation data supports price gap This property presents a specific risk mechanism: the 64% coverage on a 764sqm corner block removes any future subdivision or extension option, capping a buyer’s ability to unlock land value. The Giorgi build and resort upgrades—pool, outdoor kitchen, media room—command a premium, but the price gap versus the nearest comparable sale (December 2013 at $3.15M) is untested by recent market evidence. For a buyer who will occupy and enjoy, not flip, the house holds; for a capital growth play, the land constraint works against you. The competitive strength is the scarcity of a Giorgi-designed house in a coastal Swanbourne pocket with no overlay risks and 492sqm of finished living space. The key feature is the integrated resort-style layout—pool, pizza oven, Sonos, CCTV, solar—which reduces daily operating friction for a family that values privacy and low-effort entertaining. This best suits an established buyer upgrading from a smaller home who plans to hold for a decade and wants zero compromise on amenity. To test whether the $11M–$12.1M band is supported, review settlement records from Giorgi projects sold in 2022–2025 near the beach strip; if those sit below $9,000/sqm, the asking premium needs a documented renovation cost trail to justify.