92 Williams Road, Nedlands WA 6009

No heritage overlay | flood or bushfire risk absent. | Sub-3% rental yield constrains investor upside. | Zoned for Hollywood Primary and Shenton College. The property commands a premium for its 1927 heritage-style character and 470m² lot in Nedlands, but the sub-3% rental yield signals limited passive income appeal, costing an investor roughly 0.8% yield relative to suburb averages. The 2023 purchase at 1.7035 million implies a buyer now paying roughly 26% above that price, with 2.142 million to 2.15 million estimates reflecting strong capital growth offset by minimal cash flow. For an owner-occupier, the elevated deck, built-in robes, and functional layout support long-term holding; for an investor, the yield gap suggests holding for capital gain or renovating to lift rent. Competitively, this property is rare for its blend of period details and contemporary updates near the Nedlands cafe strip, UWA, and Kings Park—factors that tighten supply for buyers seeking a move-in-ready heritage home. The 230m² internal space on a 470m² lot, with French doors to a deck and a yard, positions it as a dual-purpose home for a family or downsizer who values location over rental return. Buyers should act decisively given the limited inventory in this school zone corridor and the absence of flood or bushfire risks. The sales data shows a 2023 transaction at 1.7035 million and a 2022 rental of 900 per week, indicating strong capital gain. This infers a buyer can rely on the market’s 12.4% suburb growth to support further appreciation, with the rental history confirming achievable yields.