113 Grand Promenade, Bedford WA 6052

Renovation gap risk | 7% gross yield ceiling | 764sqm redevelopment optionality | 70%+ owner-occupied street stability The property carries tradeoff between immediate living comfort and long-term land value. A mid-1950s house on a significant 764sqm block with no heritage overlay gives you structural optionality but demands capital for upgrades, particularly given the single bathroom. The 2.67% rental yield midpoint signals income limitations if held as pure investment; value growth depends on buyer’s ability to unlock density potential or complete a cosmetic renovation that lifts the house into the upper quartile of Bedford’s $1.025m median. For a buyer willing to hold five to ten years, this is a patient land play, not a flipped asset. What makes this property competitive is the combination of low site coverage and generous lot size in a stable, mostly owner-occupied street. You are buying into Inglewood Primary’s intake area and proximity to John Forrest Secondary College, both of which filter buyer demand. The balcony, pool and open fireplace mitigate deferred maintenance risk. This house best suits a family seeking school catchment access who can commit to phased improvements or a developer patient enough to wait for the next zoning cycle. Book the April 25 inspection early and bring a builder’s quote for the bathroom reconfiguration to establish your negotiation leverage.