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9 OBSERVATION CIRCLE BEDFORDALE WA 6112

HOUSE FOR SALE

$1,250,000

Estimated Valuation

9 OBSERVATION CIRCLE BEDFORDALE WA 6112 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

5

Land Size

3,691 m²

Year Built

2011

Property Type

House

COMPARE LISTINGS
Added 12 hours ago
Listing Price

Price withheld

Listed By
Century 21 Team Brockhurst - Huntingdale
4-Bedroom Family Home on 3,691sqm of Land with expansive indoor-outdoor living and substantial vehicle storage. This established property offers the best of both worlds: a 20-panel solar system for efficiency and vast grounds for privacy in Bedfordale.

Description

Set on a generous 3,691 square meter block in the sought-after Camfield Heights area of Bedfordale, this established single-story home offers a rare combination of acreage living and family convenience. Built in 2011, the property is well-positioned to provide privacy and space for vehicles, trailers, or toys. The exterior features a circular driveway allowing ample maneuvering room, leading to a spacious three-door workshop with power down-the-track potential. The backyard includes rolling lawn and native gardens that transition into bushland, offering a private sanctuary suitable for fire pits or quiet relaxation.

Inside, the home is designed for multi-generational living and entertaining. The heart of the house is an expansive kitchen, meals, and games area, featuring a large breakfast bar, built-in pantry, five-burner gas hotplate, and separate undermount oven. This space flows directly onto a gabled patio with broad paving for outdoor entertaining. The home includes multiple living zones: a formal front lounge currently used as a home office, a main family living area, a games room with a pool table, and a separate activity room ideal for children or guests.

The bedroom wing features four bedrooms. The master suite is a private retreat with bay-style windows, a walk-in robe, and a private ensuite. Secondary bedrooms are queen-sized with garden outlooks, some including built-in robes. A family bathroom with a full-sized bath and separate shower complements the accommodation. The home includes practical laundry access to the side yard and is equipped with ducting reverse cycle air conditioning for year-round comfort.

The property also boasts an approximate 20-panel solar system, significantly reducing energy costs. While the interior finishes such as timber-look flooring and white cabinetry are functional, the decor features (such as the dark sectional sofa in photos) suggest a style that may require personalization by new buyers to feel fresh. The home presents as a solid, spacious foundation for a large family seeking land.

Property Style & Condition

Overall
standard
good
Condition
Exterior
modern
good
Condition
Livingroom
standard
good
Condition
Bedrooms
standard
good
Condition
Kitchen
standard
good
Condition
Bathroom
standard
good
Condition
Yard
landscaped
good
Condition

Key Features

Set on 3,691 square meters
Built in 2011
4 Bedrooms with walk-in robes
2 Bathrooms (Master ensuite + Family bath)
Approx. 20-panel solar system
Ducted reverse cycle air conditioning
Three-door workshop with power down-the-track
Circular driveway for ample parking
Gabled patio and expansive paving
Multiple living areas (Formal lounge, Family room, Games room)
Built-in pantry and breakfast bar
Separate activity room
Rolling lawn and native gardens

Specifications

Property Details
Property Type House
Stories 1
Parking Type driveway, attached garage
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views forest, sunset
Nearby Amenities
Near parks
Near trails
Rental Information
long term rental only

Exterior

patio
covered patio
alfresco
workshop
shed
native garden
driveway
circular driveway
solar panels

Indoor

open floor plan
walk in closet
kitchen island
pantry
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
built in shelving
ceiling fan
refrigerator
oven
gas range
heat pump
central ac
single story
Listed on 26 Sep 2026

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    Property     BEDFORDALE     LGA

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BEDFORDALE Statistics

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Crime in suburb of Bedfordale WA

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Victimization Probability

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Property Crime Chance 1 in X
State Average (Violent) 1 in 84

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  Investment Viability Engine · 2026 Tax Rules

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1 The Property

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2 Your Situation

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3 Costs & Assumptions

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Land tax (NSW)Annual holding cost on combined land value over the threshold.
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NSW 2026: nil up to $1,075,000 combined land value, then $100 + 1.6% of the excess, rising to $88,036 + 2% premium rate above $6,571,000. Computed land tax replaces the figure in section 3.
Cash buffer & risk capacityCould you survive vacancy, rate rises and repairs?
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Calculating…Verdict ?
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rent cash flow + capital gain − all costs & tax
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Comparing Common Investments ?
What this shows
Property value (grey bars, left axis) is the projected market value each year using your capital-growth assumption. The capital profit if sold line (coral, left axis) is the money you'd actually walk away with that year after repaying the loan, paying selling costs, paying CGT, and getting back the cash you put in. The rent collected line (teal, right axis) is gross annual rent received, grown at your rent-growth assumption.
What this shows
Three views of how the position evolves year by year. Property value (dashed) shows the asset growing at your capital-growth rate. Equity (coral) is value minus loan balance — how much of the property you actually own. Cumulative cash flow (teal) is the running total of all after-tax rent (positive) or top-ups (negative) you've put in since day one.
What this shows
The yearly cash position after every cost and tax effect. Green bars = positive years (the property paid you). Red bars = years you had to top it up from your pocket. This is the most honest picture of what holding the property feels like on a year-to-year basis.
What this shows
Where every dollar of the projected sale price goes. Net to you is what lands in your bank account; the rest is consumed by loan payout, selling costs and capital gains tax. The CGT slice depends on which regime applies (50% discount, indexation + 30% min tax, or a split of the two).

What this shows
How fragile your outcome is to the capital-growth assumption — the single biggest swing factor in any property forecast. Each point on the line re-runs the entire model at a different growth rate. Where the line crosses the dashed zero, that's roughly the growth rate needed just to break even over your hold period.

What this shows
The same upfront cash invested four different ways, held the same number of years. The property includes all rent, costs, tax and the final sale (after CGT and loan payout). The ASX 200 ETF compounds at its assumed total return; the gold line compounds at gold's long-run average; the inflation line is what you need to just preserve your purchasing power. Any year the property bleeds cash, that shortfall is invested in the comparison asset too (so they get the same total dollars over the life of the deal). Gains on the comparison assets are taxed under the same 2026-Budget CGT regime that applies to shares and ETFs — the transitional split (50% discount on the pre-1 Jul 2027 portion, then cost-base indexation + 30% minimum tax on the post-1 Jul 2027 portion), since non-property assets are never grandfathered.
What this shows
The full year-by-year ledger. Cash flow is pre-tax (rent minus all cash costs); tax effect is the value of any deduction or the tax bill on net profit; after-tax is the actual dollars in or out of your account that year. Cumulative is the running total.

About this model

Reflects the 2026 Federal Budget proposals (announced 12 May 2026): from 1 July 2027, negative gearing on established residential property bought after 7:30pm 12 May 2026 can only offset rental income / residential property gains (excess losses carry forward), and the 50% CGT discount is replaced by cost-base indexation plus a 30% minimum tax on the real gain accruing after 1 July 2027. The CGT change applies to all CGT assets (shares, ETFs, gold, crypto), not just property, so the comparison assets are taxed on the same basis. New builds retain full negative gearing and the choice of the 50% discount. Properties contracted on/before 12 May 2026 are grandfathered. The main residence, superannuation funds and widely-held trusts are exempt. These are proposed rules that may change in legislation. Resident tax rates 2025–26 are used (incl. 2% Medicare levy). This is general information, not financial, tax or legal advice — consult a licensed adviser before acting.
Purchase Cost Calculator

The True Cost of Buying this Property

Beyond the sale price, Australian property buyers face stamp duty, legal fees, inspections, loan charges and more. Adjust the purchase price and your state to see the full picture.

Purchase Price
$850,000
AUD
$100K $5M
Property State
Your Situation
Total Additional Costs
On top of the $850,000 purchase price in NSW
Extra Costs
$52,000
All-In Cost
$902,000
% of Price
6.1%
How these figures are calculated

Stamp Duty (Transfer Duty): Calculated using each state's 2024–25 residential transfer duty brackets for owner-occupiers. First home buyer concessions and investor surcharges are applied where selected.

Lenders Mortgage Insurance (LMI): Estimated at approximately 1.5–2.5% of the loan amount, assuming an 85% LVR. Actual LMI depends on your lender, LVR and loan size.

Conveyancing / Legal Fees: Typical range of $1,500–$3,000 covering contract review, searches and settlement. We use a mid-range estimate.

Building & Pest Inspection: Typically $400–$800 combined for a standard residential property.

Loan Application & Mortgage Registration: Includes bank application fees ($300–$600), mortgage registration (state-based, usually $150–$230) and transfer registration fees.

Council & Water Rate Adjustments: Estimated at around 0.1% of the purchase price — the buyer typically reimburses the seller for pre-paid rates.

These estimates are indicative only. Always confirm exact figures with your conveyancer, broker and the relevant state revenue office before committing to a purchase.

Mortgage Calculator

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Buyer Fees Calculator

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Disclaimer: This calculator provides estimates only based on standard published rates for 2025-26. Actual stamp duty may vary based on individual circumstances, concession eligibility, and contract dates. LMI is a rough estimate only — actual premiums vary by lender, LVR, and loan size. Always verify with your state’s revenue office and seek professional advice before purchasing.

Mortgage Affordability & Borrowing Capacity Calculator

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Calculating…
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Disclaimer: This calculator provides an estimate only and does not constitute a quote or loan approval. Calculations are based on standard APRA guidelines (including a 3.0% interest rate assessment buffer) and 2025–26 Australian resident tax rates. Lenders may apply their own specific Household Expenditure Measure (HEM) rules, risk margins, and varying credit card assessment rates (typically 3.8% of the limit). Rental income is shaded to 80%. Always speak to a licensed mortgage broker or lender for an exact assessment.

Refinance Savings Calculator

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Disclaimer: This calculator provides estimates only. It assumes interest rates remain constant for the life of the loan and does not account for offset accounts or extra repayments. Refinance costs vary by lender and state (typically including a discharge fee, application fee, and government mortgage registration fees). If your loan balance is above 80% of your property's value, you may also be required to pay Lenders Mortgage Insurance (LMI) when refinancing. Always seek professional financial advice.

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