23 Pembury Way Butler WA 6036

4 beds | 630m² lot | pool & solar | Butler College zone | rental upside The property offers a rare combination of a generous 630m² lot with a 2002-built house that includes a pool, solar panels, and a four-car configuration, positioning it well above the suburb’s median house price of $850,000. Its location within the Butler College intake area and proximity to Irene McCormack Catholic College gives it a clear advantage for family buyers, who are the dominant demographic in this 65% owner-occupied suburb. The 48% building coverage leaves meaningful outdoor space, and the recent 2024 sale at $810,000 suggests current pricing reflects significant market movement, not just vendor ambition. This house suits a buyer seeking a long-term family home with immediate rental cover of $710–$915 per week, or a value-add hold given the land-to-building ratio. The key risk is the $959,000+ listing sitting above the estimated $1,087,000 value, implying a narrow margin for capital growth in a suburb with 107 sales this year and no auction clearance data. The 7-day market time suggests initial interest may be soft, and the bedroom count discrepancy (one source reports three) could deter precise buyers. However, the absence of bushfire, flood, or heritage overlays reduces holding cost surprises, and the Opticomm fibre and 5G coverage support modern work-from-home utility. The commercial logic is to negotiate toward the $950,000–$1,000,000 range, hold for five years to capture Butler’s population growth, and use the pool and solar to differentiate in a rental market where 35% of residents rent.