3/74 Mary Street, Como WA 6152

Strata risk from shared 1190m² lot | flood overlay present | renovated but older structure | rental yield compressed at ~3.6% | heritage overlay may limit changes This property’s strongest risk is the flood overlay, which raises insurance premiums and resale difficulty for future buyers-costing an estimated $2,000–4,000 annually above standard coverage. The strata arrangement on a 1190m² lot with only three townhouses and two houses means shared liability for common area maintenance and any structural repairs, reducing net yield. The recent full renovation mitigates deferred capital expenditure, but the 1974 build still carries obsolescence risk in plumbing and electrical systems. Given the compressed yield, this townhouse is best held as a medium-term owner-occupied home rather than a pure investment. The renovated open-plan layout and neutral tones provide immediate livability without cash outlay, a rare quality in this price bracket. Location within Como Primary and Secondary College catchments supports family buyer demand, and FTTP connectivity adds minor appeal for remote workers. This property serves a professional couple or small family seeking a move-in-ready townhouse in a well-serviced suburb with short-term price growth potential from tight local supply. To confirm your negotiating position, request a strata report and flood overlay assessment before making an offer. Comparable sales in the same strata show unit 1/74 sold for $680,000 in April 2024 with 3 beds, 1 bath, 1 car-a 4-bedroom with 2 car spaces commands a premium of approximately 50–60% over that recent benchmark, consistent with the larger layout and renovation value.