26 Peppermint Cres, Ballajura WA 6066

Listed from $879k | slow selling suburb | 16 years held | middling yield The property is priced near the Ballajura median, yet the 16‑year ownership suggests no recent capital‑rejuvenation discount. Mid‑range valuation sits at $1.04 million, implying a possible premium of $161,000 above the asking range. This gap creates hard negotiation leverage: a buyer paying below $900,000 could capture immediate equity while accepting a modest 4.12% rental yield. The absence of flood, bushfire, or heritage overlays limits downside risk. For a buyer, this is a hold‑and‑improve opportunity, not a quick flip. A 606‑sqm block with four bedrooms is competitively scarce in Ballajura, where 81% of properties are owner‑occupied and median days on market are only 12. The house serves a family or modest investor best: proximity to Illawarra Primary School and a low‑risk site profile reduce vacancy concern. The key feature—air conditioning—is expected rather than premium, but the land‑to‑building ratio of 3.6:1 provides expansion headroom for a future renovation or subdivision. A buyer who acquires below valuation has positioned themselves ahead of the suburb’s balanced demographic demand. Comparable sales data is unavailable in this briefing, but the asking range below mid‑valuation by $161,000 indicates the current list is a genuine entry point. To move forward, verify recent sales of 4‑bedroom houses within 1 km and within the last three months to confirm the discount can be realised at exit.