5A/55 Herdsman Parade, Wembley WA 6014

Small two-bedroom flat | well-located Wembley complex | sits above suburb median | recent same-building sale at $505k provides reference This property offers a rare internal comparable sale from just weeks ago, giving a buyer unusual pricing clarity. The unit sits within a 60% owner-occupied complex, which typically signals better maintained common areas and more stable neighbours. Being within catchment for Lake Monger Primary and Bob Hawke College adds long-term appeal for owner-occupiers, while the suburb’s very low average days on market of eight days confirms strong demand for compact units. Air conditioning and an open car space are practical inclusions that improve liveability without adding strata complexity. The primary risk is the price gap above the suburb median for two-bedroom units, which must be justified by superior condition, aspect, or renovation quality that cannot be verified without an internal inspection. The $505,000 sale of 7A in the same building sets a floor, but differences in floor level, orientation, or finish could explain the higher guide. Strata levies, special levy history, and building maintenance records remain unknown — these are critical for a small 53 m² lot where cost per square metre can be high. The opportunity lies in negotiating closer to the comparable sale if the unit is unrenovated or on a lower floor.