10 Scrivener Place, Halls Head WA 6210

Potential overlay risk | Renovation incomplete | Lot underused | Comparable overpriced The 116m² building sits on 911m² with only 13% coverage, meaning much of the lot is undeveloped while the house itself remains partly renovated. This leaves a buyer paying for land capacity that is not yet yielding value – holding costs will accrue without rental or use returns from that space. The $921,000 estimated value, based on comparables like 11 Scrivener Place at $802,000, suggests the current price leaves limited equity upside. Given the heritage overlay and R12-25 zoning, the property is best held as a slow-gain family home or renovated to lift coverage and bedroom count, not flipped quickly. What makes this property competitive is the school catchment for Glencoe Primary and Halls Head College, combined with NBN FTTP and 5G coverage – infrastructure that supports modern family or remote work needs. The 911m² lot with partial renovation allows a buyer to finish the work and unlock the underused outdoor area, which is rare at this price point in Halls Head. This property suits a buyer who values school access and land hold value over immediate turnkey condition, and who can manage a modest renovation timeline. The comparable at 11 Scrivener Place, with 909m², two bedrooms, one bath, and one car, is estimated at $802,000 – the extra land size here is similar, but the extra bedrooms and garage add functional value, supporting a $921,000 estimate without overpricing for land alone. To proceed, verify the heritage overlay’s specific constraints on extensions or outbuildings to ensure the renovation plan you have fits the allowable envelope.