31 Mornington Street, Armadale WA 6112

First listed 8 days | no recent sales data for street | older single-bathroom layout | R15/25 density cap limits future subdivision | suburb median up 185% over 5 years, but caution on peak cycle timing. The R15/25 zoning restricts any future subdivision or duplex development, so the buyer pays for a 708m² lot without unlocking its density upside. The single bathroom and carport are the weakest structural points—modern families or renters will discount the price by at least $75,000 to $100,000 for these shortcomings relative to nearby 4-bedroom stock. Rental yield sits at a modest 4.2% based on suburb median, and the $813,000 estimated value suggests current list is below replacement cost, which limits downside risk. This property should be held for 7–10 years as a core family hold or rented for cash flow—shorter flips carry valuation risk given the age and need for bathroom and parking upgrades. Competitively, the land area is rare in Armadale at 708m² with no overlays—this means low redevelopment or extension friction. Proximity to Gwynne Park Primary School, the train station, and Armadale Shopping City gives it a strong walkability advantage over most suburban comparables. The property best suits a family who will renovate the bathroom and add a second carport, or an investor targeting the primary school catchment premium with a 10-year hold horizon. To test whether your financing supports a renovation budget, request a full building inspection and obtain a pre-approval that accounts for improvement costs—properties with this land-to-price ratio rarely appear below market.