1/29A Hampden Rd, Armadale
3/29a Hampden Rd sits directly above the subject in the same eight-unit block: the same 124m² footprint, renovated with an added ensuite and open-plan living, sold for $1,068,000. That is the truest read on the building. The subject is unrenovated and one-bathroom, so it sits below that, while its 124m² size, quiet street and genuine frontage hold a firm floor. The vendor guide runs to $1,045,000, above the client's $985,000 ceiling.
★ Most Comparable Sales
Holds a firm floor; at or above the client ceiling
The cleanest read sits directly above the subject: 3/29a, the same 124m², sold for $1,068,000 renovated with an added ensuite. Strip that renovation and the extra bathroom and the unrenovated equivalent sits below it, but the subject's 124m² floorplate, quiet street and genuine frontage hold a firm floor. The endorsed in-budget benchmark, 5/48 Orrong Cres at $940,000, is actually larger at 149m² but has less street presence, which is exactly what the subject offers. A similar-size unrenovated unit on a strong block, 6/70 Orrong Cres (122m²), reached $1,220,000. Together these place the subject at roughly $950,000 to $1,000,000, most likely near $980,000, reaching or exceeding the client's $985,000 ceiling.
Sold Prices vs the Client's Budget
Comparable Sales — Detailed Notes
| Address | Sold Price | Internal | $/m² | Assessment |
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