99C Tangadee Road, Golden Bay WA 6174
99C Tangadee Road, Golden Bay WA 6174
Newer 2016 build | compact 229m² villa | solid school catchment | low-maintenance family or downsizer appeal
This is a competitively positioned property for Golden Bay, sitting at the newer, lower-maintenance end of a suburb that still has plenty of older, larger coastal stock. The 2016 build means modern construction standards, and the 3×2 layout with a single living area works well for a small family, a couple, or someone looking to reduce upkeep without sacrificing bedrooms. The 229m² lot is compact, but that is exactly what makes it attractive to buyers who want a lock-and-leave lifestyle rather than weekend yard work. It serves downsizers and first-home buyers best, though investors may also find the rental yield reasonable given the estimated $590 per week return.
What may materially affect value is the small land size relative to much of the surrounding stock, which could limit capital growth compared to larger blocks in the same suburb. The villa format might also mean shared walls or strata arrangements, which some buyers will weigh against a detached house. The lack of confirmed interior finishes or aspect means presentation could swing the final price more than usual, and the single car bay may be a constraint for families with two vehicles. Buyers should factor in these elements when forming a view on price.
|| Comparable Sales: 78 Tangadee Road sold $695K (Apr 2023); 11 Moncrieff Parade sold $710K (Jun 2020) | Property Price Band: $700K–$800K | Value Drivers: modern build quality, compact low-maintenance layout, school catchment proximity
Detailed Independent Property Report prepared by PropCred Analyst team for 99C Tangadee Road, Golden Bay WA 6174
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
1
Income Risk
Execution Risk
2
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Market Insight
Golden Bay, in Western Australia’s Rockingham Region, is being driven by trade-qualified households earning $78k–$130k, with 79% of owners holding mortgages. House prices have risen 16–25% annually across sources to a $725k median, with 163 houses sold in 12 months and a 12-day median selling time. Strong sales velocity and low listing duration support further momentum, though the 63% year-on-year change in stock on market and limited unit supply signal rate sensitivity and low housing diversity. Rents around $600–$645 weekly and gross yields of 4.4–5% add investor appeal, but the high mortgaged-owner share leaves the market exposed to tighter monetary conditions.
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PropCred Estimated Value
Comparable Sales: 78 Tangadee Road sold $695K (Apr 2023); 11 Moncrieff Parade sold $710K (Jun 2020) | Property Price Band: $700K–$800K | Value Drivers: modern build quality, compact low-maintenance layout, school catchment proximity
Bedrooms
3
Bathroom
2
Parking
1
Land
229m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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