WA 550k 3x2 Villa 300m^2 or 3x1 House 700m^2

Hi all, I am looking to buy a PPOR for ~550k in Perth NOR and I am tossing and turning regularly between buying a smaller 3x2 villa on 300m^2 land built in last 2000/2010s, 15min from city, versus a 3x1 house on 700m^2 land built in 1970s/1980s 30min from city.

Suburbs for villa are:
Innaloo
Doubleview

Suburbs for house are:
Padbury
Craigie
Greenwood
Warwick


Everyone says that the value is in the land, and to get the worst house on the biggest block in the best suburb. However even the worst house on a large block in my preferred suburbs Innaloo/Doubleview, are out of my price range. For a mid 20s single with no plans for kids, what would you recommend for most likely capital appreciation?

 

For capital appreciation? Obviously the land.

But is that all you care about with your PPOR?

 

$550k doesn't buy much in Innaloo or Doubleview

I would buy a PPOR where I wanted to live in a property type I was happy to live in.

 

So the land in the "house" suburbs are more likely to appreciate long term than the villas, but I have to ultimately weigh up the benefits of a lower return, for living in a place/suburb I would prefer as a PPOR?

I would be happy to live in either, however one would mean that my daily commute to work is an extra 30-45 min total each day. That part worries me, however flexible working may mean it doesn't impact me as much long term.

 

I think all the options that you mentioned will do well.

 

17 Wakatipu Way, Joondalup, WA 6027 https://www.realestate.com.au/property-house-wa-joondalup-138873159


1 Talbingo Turn, Joondalup, WA 6027 https://www.realestate.com.au/property-house-wa-joondalup-138846943

Lots of choices
Easy train rides to Perth.
Close to Joondalup CBD

Light, strong and cheap pink any 2
I would buy a villia or close to work. Time on the bus you don't get back. Petrol costs are going to always go up




Fixed budget either location or property type has to compromise

 

For a PPOR and lifestyle choice definitely Innaloo or Doubleview.

For capital appreciation and investment, that's another story, but probably the larger block in the outer suburbs.

 

My budget was originally 450k, but the current market I have had to increase to 550k. I can qualify for more, but any higher and I think it will keep me up at night too much.

I am flexible on suburbs, and like the idea of leaving near Joondalup / Edgewater as I like that hub and area. However, the 45 minute commute to the CBD every morning and evening would not be fun. However, capital appreciation of the property in outer suburbs would be better... I guess this is more a lifestyle question than an investment question.

 

An old school 2 x 1 duplex in Karrinyup or Gwelup would have more land component but still hit the budget brief

 

I appreciate your response on here Tigress, and value your opinion. 2x1s I am fine with living in, however given that these are duplex or attached, does it not mean they are harder to sell long term, as investors look to develop can't knock down the place easily?

 

Only 2qty 2x1's sub 550k on more than 300m^2 block in Doubleview/Innaloo/Gwelup/Karrinyup sold in last 3 months. low supply maybe
https://www.realestate.com.au/sold/...&includeSurrounding=false&activeSort=solddate

 

They can be easier to knock down than a villa and that's why they tend to get my vote more than a villa. I've seen people demolish halves, add a second storey onto a half etc etc

They are getting rarer but they do come up

 

These are way better than villas or townhouses because of that exact reason. Which do you think is actually viable to knock down and replace?

 

True, I absolutely agree they are easier than villas or townhouses to knock down and replace. The same way that I think knocking down an older house in an outer suburb on a bigger block is easier to replace than a townhouse/villa.

Maybe I need to shift my thinking, and go with either a 3x2 townhouse/villa on 250m^2 in Doubleview/Innaloo/Karrinyup/Gwelup

OR

2x1 duplex/attached on 400m^2 in Doubleview/Innaloo/Karrinyup/Gwelup/Osborne Park/Glendalough/Tuart Hill/Joondanna etc

Basically same location, more land, easier for a developer to knock down in 10 years.

 

Agree that a PPOR is just as much a lifestyle decision as an investment possibility. Ideal if you can get both, but it is often one or the other.

Traffic will only get worse, and today’s 45 minute commute may increase to an hour or more in a few years’ time.

 

A villa
2/13 Beatrice Street, Doubleview, WA 6018 https://www.realestate.com.au/property-villa-wa-doubleview-138505055

 

Great find!

 

Now under offer