2 Hay Entrance, Pinjarra WA 6208

Bushfire overlay | Heritage constraints | Elevated entry price | Comparables lag offer range The bushfire and heritage overlays introduce specific compliance and insurance cost premiums, estimable conservatively at 3–5% of annual holding cost over a standard residential lot. The offer range of over $775,000 sits materially above the last verified sale of this house in May 2023 at $385,600, leaving the buyer exposed to a valuation gap unless local market appreciation or structural scarcity justifies the step. The solar PV system reduces ongoing utility expense, but this does not offset the capital gap. This property is best held as a long-term owner-occupied residence rather than a short-cycle investment flip. What sets this house apart within the Pinjarra street context is its low supply—only ten comparable properties, 90% owner-occupied—and the 2010 build quality with fully fenced yard and fibre-to-the-premises connectivity, which serve families or remote workers needing reliable infrastructure. The property suits a buyer prioritising stability in a tightly held enclave with established schooling within walking distance. To proceed, secure a current bushfire assessment and insurer quote before committing to the offer, as these overlays can shift carrying costs materially beyond the asking price. | Comparable Sales | Price | Date | Days on Market | |——————|——-|——|—————-| | 2 Hay Entrance, Pinjarra | $385,600 | May 2023 | 40 | | Street-level report | ~$400,000 | 2023 | N/A | The 2023 sale at $385,600, the only verified recent transaction in Hay Entrance, sets a historical floor at half the current ask. This suggests the property’s value escalation depends on exceptional local demand or broader market movement to support the 2026 offer level.