7/454 Roberts Road Subiaco WA 6008

Large 1-bed with double garage & store | Dual zoning residential/commercial | 79m² internal in 2003 strata complex | 450m to Subiaco Station. This unit presents a competitive size and utility advantage for a one-bedroom configuration, offering double car bays, a store room, and a total functional area exceeding many local two-bedroom apartments. Its dual zoning creates optionality for home-based commercial use, catering to a professional buyer seeking a live-work position or an investor targeting a niche tenant profile. The proximity to transport and sought-after schools underpins consistent residential demand. The primary risk is the significant valuation disconnect relative to recent building sales, demanding immediate, independent appraisal to justify the premium. The 2003 build warrants a thorough strata report to assess capital works planning. Consider this property if the commercial zoning utility is actionable; otherwise, the pricing appears detached from comparable evidence. A Propcred report would pressure-test the $3.07m estimate, detail strata health, and identify locality-specific holding costs. Recent sales in the same building provide essential context: – 15/454 (1 bed, 1 bath, 1 car) sold for $550,000 in April 2025. – 18/454 (3 bed, 2 bath, 2 car) sold for $1,150,000 in November 2025. This unit’s quoted estimate is not supported by this evidence, requiring explanation for its substantial premium over larger, recently transacted units in the identical complex.