Understanding Perth’s price landscape is essential for buyers at any budget level. Our team has analyzed the latest sales data to break down median house prices across Perth’s suburbs, helping you identify where your budget can take you in 2026.
Prices reflect current market conditions and update regularly. Note: Contact us for the latest specific suburb data.
Perth Metropolitan Overview
Current Perth Metro Medians
- Houses: ~$730,000
- Units: ~$495,000
The gap between house and unit prices has narrowed slightly as affordability constraints push more buyers toward strata properties.
Price Distribution
- Entry Level (Under $550K): Outer growth corridors, older strata units.
- Mid-Market ($550K - $900K): Middle ring suburbs, family-focused estates.
- Upper Market ($900K - $1.4M): Established heritage zones, coastal fringe.
- Premium ($1.4M+): Riverfront, direct beach access, Golden Triangle.
Why 2026 Is Different
We have observed a shift from the frenzy of previous years to a more segmented market. Supply constraints in the construction sector continue to limit new housing stock. This keeps a floor under established home prices even as interest rates stabilize.
Price Guide by Region
Western Suburbs (Premium)
Perth’s most prestigious addresses continue to set state records.
The Insider Perspective Zoning changes in areas like Nedlands have introduced high-density friction. Buyers here pay a premium for “R-Code certainty,” preferring streets protected from multi-story developments.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Peppermint Grove | $4.8M+ | Steady Growth | Ultra-premium riverside |
| Dalkeith | $3.5M | High Demand | Large blocks, river proximity |
| Nedlands | $2.4M | Mixed | Near UWA & Medical Precinct |
| Cottesloe | $3.1M | High Demand | Iconic beachfront |
| Claremont | $2.1M | Steady | Luxury retail village |
| Mosman Park | $1.8M | High Demand | River-to-sea location |
| City Beach | $2.5M | Very High | Ocean views, modernist homes |
| Floreat | $1.7M | Steady | Garden suburb, top schools |
Buyer Profile: Established wealth, medical professionals, families prioritizing Shenton College or private school catchments.
Northern Beaches (Coastal Premium)
Beach lifestyle north of the river offers a distinct vibe compared to the west.
What Drives Value Here? The progression of the Ocean Reef Marina redevelopment has finally started to price into the surrounding suburbs. We consistently see buyers paying premiums in Mullaloo and Kallaroo to get into this future lifestyle hub before completion.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Scarborough | $980K | High Growth | Revitalised foreshore |
| Trigg | $1.6M | Steady | Exclusive surf coast |
| Karrinyup | $1.2M | High Demand | Major retail precinct |
| North Beach | $1.4M | Steady | Quiet coastal stretch |
| Watermans Bay | $1.5M | Limited Stock | Village atmosphere |
| Sorrento | $1.3M | High Demand | Boat harbour access |
| Mullaloo | $1.1M | Growing | Family beachside |
| Hillarys | $1.05M | Steady | Marina lifestyle |
Buyer Profile: Beach lovers, families wanting coastal amenities without the western suburbs price tag.
Inner North (Established Value)
Character suburbs close to the CBD remain tightly held.
The ECU City Campus Effect University construction in the CBD has driven rental demand in these adjacent suburbs. Investors are targeting Mount Lawley and North Perth heavily, anticipating the influx of 60,000 students and staff.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Mount Lawley | $1.25M | Steady | Heritage protection area |
| Inglewood | $1.05M | High Demand | Beaufort St cafe strip |
| Menora | $1.1M | Low Turnover | Garden suburb layout |
| Coolbinia | $1.3M | Steady | Large blocks, parkland |
| Dianella | $820K | Growing | Media Hill views |
| Morley | $750K | High Growth | Major transport hub |
| Noranda | $800K | Growing | Leafy, large family homes |
| Yokine | $880K | High Demand | Golf course precinct |
Buyer Profile: Young professionals, heritage enthusiasts, investors seeking capital growth.
Inner South (River Premium)
Prestigious south of river suburbs offer skyline views and excellent transport.
The Density Shift The Canning Bridge Activity Centre Plan has transformed parts of Applecross and Mount Pleasant. Our clients often choose the “quiet streets” of these suburbs to avoid the increasing density near the highway, protecting their long-term peaceful enjoyment.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| South Perth | $1.7M | High Demand | Ferry access, zoo, views |
| Como | $1.25M | Steady | diverse housing stock |
| Manning | $1.05M | Growing | Curtin Uni proximity |
| Salter Point | $1.5M | Low Turnover | River loop exclusivity |
| Applecross | $2.0M | High Demand | Jacaranda lined streets |
| Mount Pleasant | $1.6M | Steady | Dual high school zone |
| Ardross | $1.4M | Growing | Walkable village |
Buyer Profile: Executives, families targeting Applecross Senior High School, downsizers.
Southern Corridor (Family Value)
Family-focused middle-ring south suburbs rely heavily on school zones for value retention.
School Zones Matter Property values in Willetton and Rossmoyne are almost entirely decoupled from the broader market due to their Senior High School zones. We advise buyers to verify specific addresses, as being one street outside the catchment can drop a property’s value by over $100,000.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Rossmoyne | $1.3M | Steady | River + School premium |
| Willetton | $980K | Very High | Top public school zone |
| Canning Vale | $780K | High Volume | Modern infrastructure |
| Riverton | $850K | Growing | Leisureplex amenity |
| Leeming | $920K | Low Turnover | Family estates |
| Bull Creek | $980K | High Demand | Train & health hub |
| Kardinya | $900K | Growing | Murdoch Uni access |
Buyer Profile: Families prioritizing education, hospital staff (Fiona Stanley), university academics.
Eastern Corridor (Emerging Growth)
Eastern growth and revitalisation have been accelerated by the completed METRONET projects.
The Train Line Impact Now that the Morley-Ellenbrook line is operational, connectivity has changed the game for suburbs like Bayswater and Noranda. Commute times have effectively been cut in half for many residents here.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Victoria Park | $950K | High Growth | Albany Hwy strip |
| Bayswater | $820K | Very High | Major rail junction |
| Bassendean | $750K | Growing | River + Rail village |
| Maylands | $790K | Steady | Peninsula apartments |
| Belmont | $690K | Value | Near Optus Stadium |
| Guildford | $820K | Niche | Historic town feel |
| Midland | $550K | Renewal | Hospital precinct |
| Ellenbrook | $620K | High Volume | Rail-connected estate |
Buyer Profile: Young families priced out of the north, investors, cafe culture lovers.
Outer North (Entry Level)
The affordable northern corridor continues to expand toward Yanchep.
Infrastructure Lag While prices are attractive, traffic congestion on the Mitchell Freeway remains a consideration. Buyers in this corridor are trading commute time for newer, 4x2 family homes that would cost double closer to the city.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Butler | $580K | Steady | Retail hub |
| Clarkson | $600K | Growing | Ocean Keys centre |
| Merriwa | $560K | Value | Budget entry point |
| Quinns Rocks | $650K | High Demand | Established coastal |
| Yanchep | $580K | Growing | End of rail line |
| Alkimos | $610K | New Stock | Master-planned coastal |
| Currambine | $750K | Steady | Premium northern pocket |
Buyer Profile: First home buyers, FIFO workers, young families.
Outer South (Coastal Value)
Southern coastal affordability offers a laid-back lifestyle with heavy industry employment nearby.
Employment Drivers The Kwinana Industrial Strip and the defense expansion at HMAS Stirling (Garden Island) provide a steady stream of tenants and buyers. We find this area offers some of the highest rental yields in the metro area due to this workforce demand.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Rockingham | $620K | High Growth | Foreshore renewal |
| Waikiki | $640K | Steady | Quiet beachside |
| Safety Bay | $680K | High Demand | Windsurfing capital |
| Baldivis | $650K | High Volume | Stockland amenities |
| Wellard | $580K | Growing | Village centre |
| Secret Harbour | $720K | Lifestyle | Golf & Surf |
| Port Kennedy | $630K | Value | Boat ramp access |
Buyer Profile: Defence force personnel, retirees, investors seeking yield.
Southeast Growth (Affordable Family)
Southeast corridor value has surged as buyers seek land size on a budget.
The “Ripple Effect” As Canning Vale became expensive, demand rippled into Harrisdale and Piara Waters. Now, we are seeing that demand push further into Byford and Armadale, driving up prices in what were historically the cheapest pockets of Perth.
| Suburb | Median House | 5yr Trend | Character |
|---|---|---|---|
| Armadale | $520K | Very High | Strategic centre |
| Byford | $600K | High Growth | Hills backdrop |
| Harrisdale | $750K | Steady | Modern premium |
| Piara Waters | $720K | Growing | Family estates |
| Thornlie | $680K | Value | Large blocks |
| Gosnells | $580K | Improving | River pockets |
| Kelmscott | $550K | Value | Leafy hills access |
Buyer Profile: Upgraders from units, investors, budget-conscious families.
Price Bracket Guide
Under $550,000
Best Options
- Armadale / Camillo: High rental demand areas.
- Midland / Bellevue: Transformation zones.
- Two Rocks / Yanchep: Coastal entry points.
What to Expect Competition is fierce here from Eastern States investors. You will likely encounter older 1970s brick homes needing cosmetic work or smaller cottage blocks in outer estates.
Investment Potential Excellent rental yields (often 5%+), but capital growth relies on long-term gentrification.
$550,000 - $800,000
Best Options
- Ellenbrook / Aveley: Rail-connected family living.
- Rockingham / Baldivis: Coastal lifestyle or modern builds.
- Morley / Dianella (units/villas): Inner-ring entry level.
What to Expect This is the “sweet spot” for local first-home buyers. Properties are generally decent 3-4 bedroom homes that are move-in ready but not luxurious.
Investment Potential Balanced. You get steady family tenants and consistent capital growth as these areas mature.
$800,000 - $1.2 Million
Best Options
- Victoria Park / Lathlain: Cafe strip lifestyle.
- Scarborough / Doubleview: Beach proximity.
- Willetton / Bull Creek: Education-driven value.
What to Expect Trade-offs begin here. You either get a renovated home on a small block or a “fixer-upper” on a full block in a prime location.
Investment Potential Strong capital growth focus. Lower yields, but high-quality tenants and significant land value appreciation.
$1.2 Million - $1.8 Million
Best Options
- Mount Lawley: Character homes.
- South Perth / Como: River precinct townhouses.
- Floreat / Wembley: Western suburbs entry.
What to Expect Premium finishes and highly desirable streets. School zones and lifestyle amenities (cafes, beaches, river) are the primary drivers.
Investment Potential Blue-chip stability. These areas hold value well during downturns and surge during booms.
Over $1.8 Million
Best Options
- Dalkeith / Nedlands: The pinnacle of WA real estate.
- Cottesloe / City Beach: Unbeatable coastal views.
- Applecross: The “Jacaranda” precinct.
What to Expect Architectural significance and scarcity. You are paying for the address, the view, and the exclusivity.
Investment Potential Wealth preservation and legacy assets.
Finding Value: Where to Look
Undervalued Relative to Location
Some suburbs still lag behind their neighbors despite sharing similar amenities.
Belmont ($690K) It sits just across the river from Ascot and minutes from the CBD. While historically industrial, the riverside pocket offers incredible value compared to the $1M+ medians just five minutes away.
Bassendean ($750K) This suburb has river frontage and a train station, yet trades at a discount to Guildford. We see this gap closing as buyers recognize the heritage character and village feel.
Maylands ($790K) The peninsula area is effectively a river island. It offers a lifestyle comparable to South Perth but at nearly half the price point.
Growth Momentum Suburbs
These areas have structural reasons for continued price increases.
Armadale (+60% 5yr) The low entry price continues to attract investors nationwide. Even with recent growth, the yield profile remains attractive relative to the rest of the country.
Ellenbrook (+50% 5yr) Now that the train is running, the “tyranny of distance” has evaporated. Commuters can reach the CBD in 30 minutes, making it a viable alternative to middle-ring suburbs.
Midland (+55% 5yr) The ongoing health and university precinct expansion provides a permanent employment anchor. Gentrification is slow but steady, moving from the Woodbridge border inward.
The Value Equation
Comparing suburbs requires looking beyond the headline price.
Price per Square Metre Land value dictates long-term growth. A $700K purchase in Thornlie might get you 700sqm, whereas in Victoria Park, it gets you a 2-bedroom villa on 200sqm. Your strategy determines which is “better.”
Replacement Cost Construction costs in WA remain extremely high in 2026. Buying an established home often costs less than buying land and building the same house today.
Yield vs Growth Balance High-yielding suburbs often have lower capital growth caps. We advise clients to be clear on whether they need cash flow now or asset base expansion for later.
Need help finding the right suburb for your budget? Our buyers agents analyse value across Perth’s market daily. We identify properties that match your financial goals before they hit the open portals.
Book a consultation to discuss your budget and suburb options.
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