11C Ilumba Road, Nollamara WA 6061
11C Ilumba Road, Nollamara WA 6061
| 2024 build with old-road risk | small lot, big price | short rental yield gap | 730k floor, 877k ceiling |
The property’s core trade-off is between a modern, low-maintenance build and a constrained 220m² lot on a subdivided block. For a buyer, the risk is paying near the upper valuation bound ($877,000) while the land component is thin-potentially limiting capital growth compared to a larger, older house on its own R40-zoned lot nearby. The upside is a near-new home with no immediate renovation costs, which compresses vacancy risk and suits cash-flow-focused buyers. The judgment is this house works as a hold-and-rent or a starter home, not a long-term land bank.
What makes this property competitively strong is its 2024 construction and stone-benchtop kitchen, which place it above most resale stock in Nollamara for build quality. For a buyer, the key feature is the 2–4 car parking – rare on a 220m² lot – and the low-maintenance outdoor area, which reduces ongoing costs. It serves best an owner-occupier or investor seeking a turnkey rental with immediate income, rather than a developer or patient capital gain seeker.
The next step is to test the Feb 2026 estimated value of $877,000 against the current rental estimate of $765/week to see if the 4.5% gross yield supports your income needs.
Detailed Independent Property Report prepared by PropCred Analyst team for 11C Ilumba Road, Nollamara WA 6061
Checks found:
Value Risk
2
Liquidity Risk
1
Planning Risk
Income Risk
2
Execution Risk
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Market Insight
Nollamara presents as a high-demand, affordable entry point into Perth’s northern suburbs, characterised by exceptionally fast-moving sales and strong capital growth. Demand is driven by owner-occupiers and investors attracted to its relative affordability and tight rental market, evidenced by rapid sales and high yields. Recent price trends show robust growth across both houses and units, with market conditions indicating intense competition and low stock turnover. Future growth is supported by sustained buyer activity, though the market exhibits sensitivity to affordability pressures and yield compression.
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PropCred Estimated Value
Bedrooms
3
Bathroom
2
Parking
2
Land
220m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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