5 Clarence Road, Armadale WA 6112
5 Clarence Road, Armadale WA 6112
3 bed 1 bath 3 car | Mid-$900k guide | Large-site potential | Mixed suburban/redevelopment pocket | Buyer pool split between families and investors
This property sits well above the typical Armadale stock, where most houses and villas trade in the low-to-mid $600k range. The asking guide implies something materially different — likely a larger landholding, superior improvements, or a site with redevelopment upside that standard 3×1 homes in the suburb do not offer. The street itself contains a mix of older housing and smaller villa-style properties, so a property at this price point stands out as a premium or opportunity-driven listing. It will most suit a buyer looking for either a substantial family home with room to add value, or someone with an eye on future density potential given the suburb’s recent rezoning activity toward higher-density residential. The rental yield context around 4.2% and steady suburb growth suggest investor interest is present, but the price point here pulls in a different, more selective buyer.
The value may hinge on what exactly is being purchased — the building or the land. If the improvements are dated or modest, the price is likely driven by site area and redevelopment potential, which means the buyer is paying for future upside rather than current condition. The suburb has seen some flood-risk detections on nearby properties, so a site-specific check on overlays and ground conditions matters before forming a firm view. The property might also benefit from its proximity to Armadale Shopping Centre and major transport routes, which supports both liveability and future demand. Buyers should weigh whether the premium over comparable sales is justified by land size, zoning advantages, or a superior built form — and how long they are willing to hold for that value to crystallise.
|| Comparable Sales: 5/22 Brackley Road sold $606k, 49 Angelo Street sold $627k | Property Price Band: $900k–$1M | Value Drivers: land size, redevelopment potential, condition of improvements
Detailed Independent Property Report prepared by PropCred Analyst team for 5 Clarence Road, Armadale WA 6112
Checks found:
Value Risk
2
Liquidity Risk
2
Planning Risk
1
Income Risk
1
Execution Risk
2
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Market Insight
Armadale, a trade-heavy suburb in Greater Perth with a population of 13,415, is repositioning as an affordability play for investors and first-time buyers. Modest household incomes underpin demand for its low entry points: house median sits at $610,000 with 12.96% annual growth, while units are $520,000, up 20.93%. The market is tight—houses average 11 days on market, and annual sales hit 419. Gross yields are robust at 5.19% for houses and 5.59% for units, with weekly rents of $600 and $560 respectively. Future growth is tied to main-road access via Albany Highway and Rowley Road. However, price dispersion across sources ($575,000–$630,000) and wide variance in growth (11.5%–17.7%) signal volatility, as do inconsistent sales volumes (231–419) and house yields slipping to 4.5% in one dataset.
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PropCred Estimated Value
Comparable Sales: 5/22 Brackley Road sold $606k, 49 Angelo Street sold $627k | Property Price Band: $900k–$1M | Value Drivers: land size, redevelopment potential, condition of improvements
Bedrooms
3
Bathroom
1
Parking
3
Land
1121m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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