Baldivis
A large, established growth suburb with 37,697 residents at the 2021 Census. It has no train station of its own; the nearest is Warnbro on the Mandurah line. Houses took a median 17 days to lease.
Best suburbs to invest in Perth? Match the area to your goal.
Perth offers a range of property investment opportunities across different budgets and locations. Here’s what’s happening in the market, which areas are worth considering, and how to assess them against your goals, timeframe and the cost of holding the property.
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Perth right now
What's happening in the Perth market?
Perth home values fell 5.7% over the three months to October 2026, including a 1.7% fall in October. They were still 3.9% higher than a year earlier, after several years of very strong growth.
The slowdown shows in how long homes take to sell. Cotality's October chart pack shows Perth homes taking a median 26 days to sell, up from 11 days a year earlier, with advertised listings up 64.7%.
Unlike Sydney and Melbourne, Perth's falls have been spread fairly evenly across price ranges. Cotality's September chart pack found less than one percentage point between the declines for Perth's most expensive and most affordable houses.
A softer market can give buyers more choice and room to negotiate. The opportunity is to buy well and hold for your planned timeframe, with rent and ongoing costs that fit your budget.
Perth homes: median days to sell
All Perth homes, compared with a year earlier
Sources: Cotality October Home Value Index, October Housing Chart Pack and September Housing Chart Pack. Checked 4 November 2026.
South, south-east and north
Five Perth suburbs to consider.
These growth suburbs offer different combinations of purchase price, rental income and local amenities. Four have median house prices below Perth's median house value of $982,146 (Cotality, October 2026), and Piara Waters is above it. Compare the numbers, then assess the home against your budget and investment plan.
| Suburb | Median house price | 12-month growth | Gross yield | Days on market | Days to lease |
|---|---|---|---|---|---|
| BaldivisSouth | $850,600 | +15.3% | 4.5% | 35 | 17 |
| ByfordSouth-east | $860,000 | +17.8% | 4.5% | 30 | 18 |
| Piara WatersSouth-east | $1,053,000 | +20.3% | 4.3% | 40 | 20 |
| EllenbrookNorth-east | $850,000 | +15.7% | 4.8% | 43 | 20 |
| AlkimosNorth coast | $865,000 | +15.3% | 4.6% | 37 | 15 |
PropTrack house figures, November 2025 to October 2026; each suburb name links to its source. Days on market measures selling time; days to lease measures rental advertising time. Both are medians. Gross yield is before costs. Suburb medians cover all houses, not just new homes, and past growth is not a forecast. Perth's median house value comes from Cotality and is calculated differently, so treat comparisons with it as a guide. Figures checked 4 November 2026.
Byford
Byford station opened in October 2025 when the Armadale line was extended. Houses sold fastest of the five, in a median 30 days, though postcode 6122 had the highest vacancy of the group at 2.1% in September 2026.
Piara Waters
The highest median house price of the five, above Perth's median house value, with the highest median rent at $850 a week. Its 4.3% gross yield is the lowest of the group.
Ellenbrook
The Ellenbrook line to Perth opened in December 2024. Ellenbrook has the highest gross yield of the five (4.8%) and the lowest postcode vacancy (0.6%), but houses took the longest to sell, at a median 43 days.
Alkimos
A newer coastal suburb in the City of Wanneroo. Houses leased fastest of the five, in a median 15 days, with a 4.6% gross yield.
Rental demand
How quickly are homes finding tenants?
Houses in these five suburbs took a median 15 to 20 days to lease. Alkimos was quickest at 15 days, followed by Baldivis at 17. These figures help compare rental demand, alongside the rent achieved and the number of competing homes.
Vacancy was low across all five postcodes in September 2026, from 0.6% in 6069 (Ellenbrook) to 2.1% in 6122 (Byford), and 0.6% across Perth (SQM Research). A vacancy rate is the share of rental homes advertised for three weeks or more, and one postcode can cover more than one suburb.
For the property you are considering, compare recently leased homes with similar bedrooms, parking and location. Check their rent and time advertised, plus how many similar rentals are still available. New estates and older streets within the same suburb can perform differently.
Build empty weeks into the budget. Allow for the time needed to find a tenant and meet the property’s expenses while it is vacant.
New homes and the cost of holding
Compare the property, the price and the tax treatment.
A new home and an established home at the same price can have different holding costs. Rent, maintenance, depreciation and the timing of tax deductions all affect the amount you fund.
Tax treatment
New and established homes have different rules
New builds can still be negatively geared against wages and other income. For established homes bought after 7:30pm AEST on 12 May 2026, from 1 July 2027 losses can only be offset against residential property income, including capital gains. Unused losses carry forward, and homes held before that time are not affected. Treasury explains the rules.
Your numbers
Compare annual cash costs
Use the purchase price, loan, expected rent, property expenses and depreciation for each home. Have a registered tax agent confirm eligibility and calculate the tax outcome. The tax benefit belongs in the comparison alongside the price you pay.
What makes a property worth holding?
- Demand for that home. Evidence that tenants want its size, layout and location at the rent you expect.
- A fair purchase price. Recent comparable sales, with a clear explanation for any premium on a new home.
- Manageable competing supply. Similar rentals and upcoming completions around the property.
- Services people can use. Check access to jobs, schools, shops and transport today; separate future proposals from delivered services.
- A cash buffer. Allow for empty weeks, repairs, insurance increases and changes to interest rates.
Start with why you are investing
What are you trying to achieve, and by when?
Before choosing a suburb, put a dollar figure and a timeframe behind the goal. How much additional wealth or income are you aiming for? When will you need it? How much can you contribute each week while holding the property?
A property intended to build wealth over 15 years needs a different assessment from one you expect to sell in five. Buying costs, debt, ongoing cash contributions, selling costs and tax all affect what you finish with. A headline capital gain is only one part of that calculation.
Access Wealth assesses properties against its 20 Point Investment Criteria and more than 100 data points. That research starts with the outcome you want and works through to the property, with allowances for vacancies, higher costs and interest rates.
- 01Set the outcomeYour reason for investing, target in dollars, timeframe and affordable cash contribution.
- 02Compare locationsPurchase prices, rental demand, competing supply and the services people use.
- 03Check the homeComparable sales and leases, the street, the layout, and builder or developer checks.
- 04Test the holding costCash flow after tax, empty weeks, higher expenses and the cash buffer you need.
Who does what
Your investment property purchaseEach part is handled by the right licensed professional.
Our roleAccess WealthProperty research, due diligence and selection, purchase coordination and portfolio reviews.
LendingMortgage brokerBorrowing capacity and loan options.
TaxRegistered tax agentDeductions, property tax treatment and tax on sale.
LegalSolicitor or conveyancerContracts, searches and settlement.
See the full process on How We Work.
Common questions
Perth property questions,
answered straight.
Is Perth a good place to invest in property right now?
That depends on your goals, budget and how long you plan to hold the property. Perth home values fell 5.7% over the three months to October 2026 but were still 3.9% higher than a year earlier (Cotality), and homes are taking longer to sell, which can give buyers more room to negotiate. A worthwhile purchase needs a fair price, evidence of rental demand and ongoing costs that fit your budget.
How much are houses in Perth's growth suburbs?
PropTrack data for the 12 months to October 2026 puts median house prices across the five suburbs on this page between $850,000 in Ellenbrook and $1,053,000 in Piara Waters. Cotality put Perth's median house value at $982,146 in October 2026. The two measures are calculated differently, so treat the comparison as a guide.
What rental yields do Perth growth suburbs offer?
PropTrack's gross rental yields for houses across the five suburbs ranged from 4.3% in Piara Waters to 4.8% in Ellenbrook over the 12 months to October 2026, with median rents from $680 a week in Baldivis to $850 in Piara Waters. Gross yield is the year's rent as a share of the price, before costs such as interest, council rates, insurance and property management.
What is the rental vacancy rate in Perth?
SQM Research put Perth's rental vacancy rate at 0.6% in September 2026, down from 0.7% a year earlier. In the postcodes covering the five suburbs on this page, it ranged from 0.6% in 6069 (Ellenbrook) to 2.1% in 6122 (Byford). Check how many similar homes are competing for tenants near the property you are looking at.
How do I choose the right Perth suburb for my investment goals?
Start with what you want to achieve, put a dollar figure behind it and set the timeframe. Then work out what you can borrow and comfortably contribute while holding the property. Those numbers shape your property strategy and roadmap. Compare suburbs on price, rent, vacancy and supply, then assess the individual home against that plan.
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