94B Francis Street, Beachlands WA 6530

3×1 villa | 605sqm block | Beachlands Primary zone | no overlays This property offers something increasingly hard to find in Beachlands: a 3×1 villa on a full 605sqm block with no bushfire, flood, or heritage constraints. For a buyer, that land-to-building ratio of nearly 6:1 signals future flexibility — whether for extension, subdivision potential, or simply having a proper yard in a villa configuration. The 1993 build is solid enough to avoid the compliance headaches of older stock, and the NBN FTTP connection adds genuine utility for remote workers. It suits a family wanting single-level living near Beachlands Primary, or an investor targeting the working-age demographic that dominates the suburb. The owner-occupier rate of 90% on Francis Street suggests stable neighbourhood character, not transient rental churn. The risks here are specific and should be costed. One bathroom for three bedrooms is a functional constraint — families or tenants will feel it, and it limits rental growth. The asking price sits above the estimated value, and the recent sale of 49 Francis Street at $610,000 with a $650/week rent sets a tighter ceiling than the vendor may acknowledge. The 5.41% yield implied by the street profile is moderate, not compelling, and the 0% auction clearance rate in Beachlands signals a soft market. The opportunity lies in negotiating below $645,000, where the numbers start to make sense for a hold-and-improve strategy — adding a second bathroom or reconfiguring the villa would lift both capital value and rent. Buy this only if you can buy it at the value, not the asking price.