6/122 Ladywell Street, Beckenham WA 6107

4 beds on 271sqm | 2010 build | Beckenham | sub-$800k entry | 14-day market pace The property presents a rare configuration advantage in Beckenham—four bedrooms in a 114sqm villa on a compact 271sqm lot, built in 2010 and priced below the suburb median for four-bedroom houses. For a buyer seeking a newer, lock-and-leave home with separation of spaces, this floorplan avoids the compromises typical of older villas in the same bracket. The short 14-day average days on market suggests demand is active, and the bushfire overlay, while noted, is not uncommon in this corridor and does not materially affect insurability or resale for a villa of this era. This property suits a downsizer or young family prioritising low-maintenance living within a solid school catchment. The primary risk is the land-to-building ratio—271sqm limits future extension potential and may feel constrained for buyers accustomed to full-house blocks. The discrepancy between the 2022 sale as a three-bedroom and the current four-bedroom configuration warrants verification of council approvals, as unpermitted works could affect financing or resale. On the opportunity side, the gap between the $799,000 listing and the $868,000 estimated value suggests negotiating room, particularly if the bushfire overlay or bedroom history is raised. Hold this property as a cost-effective entry into Beckenham’s family market, with rental cover of $835 per week providing a buffer if plans change.