Kelmscott at a glance
11,416
People
$784,500
Median sale
$593/wk
Median rent
3.93%
Suburb gross yield
Median sale from 100 recorded sales (last 12 months) — a Districts calculation.
WA › Kelmscott › Merrifield Ave
$671,000
Last sold
21 Oct 2025
3
Bedrooms
1
Bathrooms
3
Car spaces
782 m²
Land
100 m²
Building
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$671,000
21 Oct 2025 · derived via latest_sale
Local land rate: recorded House sales in Kelmscott (last 5 years) with land size have a median of $961/m² of land (n=117). Districts calculation from recorded sales — not a valuation.
Kelmscott at a glance
11,416
People
$784,500
Median sale
$593/wk
Median rent
3.93%
Suburb gross yield
Median sale from 100 recorded sales (last 12 months) — a Districts calculation.
Vs Kelmscott
-14.5%
Median sale
Suburb $784,500
+0.67 pp
Gross yield
Suburb 3.93%
Suburb median $784,500 from 100 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 782 m² — that is not official geometry. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $593/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded for this property. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 782 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Kelmscott at a glance
11,416
People
$784,500
Median sale
$593/wk
Median rent
3.93%
Suburb gross yield
Median sale from 100 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by O'Neil Real EstateThis is a sensational opportunity for anybody looking to secure a property with a great location and a tremendous future. If you're a homebuyer chasing opportunity and are focused on the future this is a great property. If you're in the "oh-my-goodness-it's-so-pretty-I-want-it-now" group, it might not be for you.
It's being sold as-is, where-is, so what you see is what you get. It's neat and tidy, even though this 1968 classing needs a bit of 2025-ing. We've got a structural report confirming that it is a solid build, and in good structural order. You can have a copy, but it indicates the roof is fine, the walls are fine, and everything checks out on that front.
THE HOUSE
It's being sold for the first time ever. The same people have had it for 57 years. So, let me tell you a little bit about their place. Firstly, it's pretty cute and cottagey. There's no question, it's been here since 1968. But in 1968, even a modest home had a little bit of charm built in- and this one really does too.
We have the original kitchen, along with some carpets that I believe were updated around 1982. So there are already a couple of elements that could do with a sharpening up to make it more accommodating to a modern lifestyle. But having said that, it's actually very clean and well cared for. This is not one of those ones that has been neglected. It's just lived a life, that's all.
As you've probably seen from the photos, we don't sugarcoat things or tart them up just to look pretty for the pictures. There are a couple of ceiling stains from previous broken tiles, but we've had the great test of some decent rain over the last couple of weeks, and everything is right as rain - or right as no rain, perhaps. It's not leaking now.
The layout is practical, with the kitchen/meals area, a separate lounge, three bedrooms, and one bathroom. There's plenty of room for everything you need for a comfortable life in 1968 and still in 2025. There's a whole lot more scope for improvement on it. I haven't pulled the carpets back, but knowing homes like this, there's a pretty high chance you have the original hardwood floors to work with here. Rip up the carpets, get out the floor sander and polisher, and you could have a spectacular looking living space. It's got the makings of something great.
OUTDOOR LIVING
There is an enclosed patio at the back of the home which, to be honest, would be better as an open outdoor space. It's a little bit leaky, which is no big deal if it's just outside. If it were me doing the renovation (and whilst I'd love to help, I'm busy that weekend) I'd be getting rid of the enclosed patio walls and just taking it back to its outdoor best.
SUBDIVISION POTENTIAL?
The block is certainly large, and there is a whole lot of room to work with here. You could fit something out the back; however, you'll need to speak to the City of Armadale to get their opinion on what you can do. Personally, I'd let you, but it's not up to me - it's up to them. You can contact them on (08) 9394 5000, and the folks in the planning team are wonderfully helpful. The zoning is R15/60, but they will fill you in on those details of what you can do.
WHERE IT IS
This is such a practical location to live or invest. Jump on Google Maps and see for yourself just how well located this home really is. There are shops, cafes, restaurants - everything is so close! From an investment and practical living perspective, there are few locations as appealing as this one.
With the Kelmscott train station just across the street, you've got quick access to everything. With massive investment in the Metronet project, there is no question that public transport through this corridor is only getting better.
WHAT NEXT
Set up a time to see this for yourself. Hit the EMAIL AGENT button on this website and we'll make it happen!
Listing description written by Mark Grogan, O'Neil Real Estate — reproduced as published, not verified by Districts.