15 Carroll Lane, Byford WA 6122

Glades estate | 300sqm lot | high spec interior | no overlay risk | suburb below median This property compensates for its small lot with a well-considered floorplan that delivers three distinct living zones—rare at this price point. The risk is straightforward: a 300sqm block limits future flexibility, and buyers pay a premium over the $685k suburb median. The 6.6kW solar and ducted AC offset ongoing costs by an estimated $1200/year, partly recovering that premium over time. This house is best held as a long-term family home or rented at $630/week for a gross yield near 4%, decent for Perth’s southeast corridor. Judgment: buy for lifestyle and efficiency, not land speculation. The competitive strength here is the specification density—stone benchtops, theatre room, and fully reticulated gardens on a manageable block. That positions it ahead of most new builds in The Glades where comparable lots are 280-320sqm. It serves a buyer who wants move-in quality with low upkeep and proximity to Woodland Grove Primary (0.4km). The separate cinema room doubles as a fourth bedroom or home office, adding resale appeal versus neighbouring stock. Final take: this house wins on usable space per square metre, not per square metre of land—view it with that lens to confirm if the layout suits your weekdays. Comparable sales show three-bedroom houses between 130-140sqm on similar lots here sold at $745k-$810k over the last six months, supporting this listing at the upper end. The value inference: you pay for interior finish and convenience, not land upside. Proceed to inspect with a clear focus on whether the theatre room and three-way living justify the $15k-$20k premium over the cheapest recent sale.