Leederville Property Investor Report
Why this suburb, why now, and what could go wrong: prices vs Perth, yields, the town-centre development pipeline, demographics, infrastructure and a clear strategy verdict for Leederville (6007).
Data compiled 2026. Every figure is attributed to a named source below.
The short version
Leederville packs a train station, Perth's best-known cafe strip, an art-house cinema and a TAFE into one and a half square kilometres, three kilometres from the CBD. It is the smallest suburb in this report series and one of the fastest moving: houses are up around 22% in a year to about $1.6 million, and units are up 26% to roughly $778,000.
The thing every Leederville buyer needs to understand is the town centre pipeline. The council has sold its Oxford Street car parks into a $300 million-plus mixed-use redevelopment, and a separate build-to-rent proposal wants 279 apartments in towers up to 25 storeys beside the station. This tiny suburb is about to grow, and which side of that you are on determines whether it is good news.
The full report below covers price trends versus Perth, rents and yields, the vacancy and supply picture, who lives here, the infrastructure driving demand, the real risks, and our plain-English verdict on who Leederville actually suits. Enter your email to read it in full.
Read the full Leederville report
Price trends vs Perth, yields, vacancy, the supply pipeline, demographics, infrastructure, risk and our strategy verdict, with every figure sourced. Enter your email to unlock it instantly.
1. Suburb snapshot
Leederville sits about 3km north-west of the Perth CBD in the City of Vincent, wrapped around its train station and the Oxford Street entertainment strip. At roughly 1.5 square kilometres with under 4,000 residents, it is a precinct as much as a suburb: cinema, bars, TAFE, oval and station within a five-minute walk of almost every front door. For investors that concentration is the whole story. Scarcity is extreme, demand is lifestyle-led and young, and the state has designated the town centre a Secondary Centre, which means real development is coming to a very small map.
2. Sales and price trends
The Leederville median house price sits around $1.61 million, up about +22.5% over the past 12 months and averaging +13.2% a year over the longer run (CoreLogic data via Your Investment Property, 2026). REIWA's snapshot had $1.525 million in its 12-months-to-August-2025 data (REIWA), consistent with a market still climbing. Perth metro grew about +16.5% to roughly $920,000 over the same period (REIWA figures via Prowest), so Leederville houses are outrunning the city off a much higher base.
Units trade around $778,000, up about +26.4% over the year (Your Investment Property). Note the market's size before extrapolating: roughly 50 house sales and 72 unit sales a year. In a market this small, a handful of strong sales moves the median, which is why we lean on the trend rather than any single quarter.
"Leederville is fifty house sales a year. That's the whole market. When a suburb is this small, buying well is about access, most of the good stock trades before it hits the portals, and about not treating the median as gospel. I value every Leederville property against its own street's history, not the suburb chart. The chart is noise; the street is signal."
3. Rental market and yield
Houses rent for about $850 a week at a gross yield of roughly 3.2% (Your Investment Property; REIWA's earlier snapshot showed $810, REIWA). That is a slightly better house yield than the character suburbs next door, mostly because Leederville houses skew smaller: workers' cottages rather than Federation mansions.
Units rent for about $745 a week at a gross yield near 4.8% (Your Investment Property), and they lease in about 8 days. The tenant pool is young professionals and students: 42.9% of the suburb rents (ABS 2021 Census), and the strip, station and TAFE keep that pool topped up. Perth metro vacancy of about 2.1% (C&CO, June 2026) still reads as a landlord's market, and precinct suburbs like this run tighter than average.
Units lease in about eight days to a tenant pool anchored by the strip, the station and the TAFE.
4. Supply and demand indicators
Demand indicators are as tight as the geography: 50 house sales and 72 unit sales in the past 12 months, houses at 12 days on market and units at 8 days (Your Investment Property). The population grew almost 17% between the 2016 and 2021 Censuses (ABS), the fastest of any suburb in this series, driven by apartment completions near the station.
The forward pipeline is the biggest, relative to suburb size, that we cover. The City of Vincent sold the Frame Court and The Avenue car parks to Hesperia for a mixed-use redevelopment reported at more than $300 million, beside the station and off Oxford Street (WAtoday). Separately, EG has proposed a build-to-rent project at 40 Frame Court: 279 dwellings across a 5-storey podium with 16 and 25-storey towers (EG). All of this sits inside the endorsed Leederville Precinct Structure Plan, which frames the town centre as a Secondary Centre under state planning policy (City of Vincent). Hundreds of new apartments are coming to a suburb with about 2,100 dwellings today.
"The build-to-rent angle matters here. If EG's 279 apartments land as BTR, they compete for tenants, not for buyers, which pressures rents on generic units while leaving values of character stock mostly alone. Own a cottage or a boutique walk-up? The pipeline mostly upgrades your amenity. Own a plain 2010s apartment? Your future tenant will be comparing you with a brand-new tower that has a gym. Price your rent expectations accordingly."
5. Demographics and affordability
Leederville is the youngest market in this series: median age 35, population 3,686 (up 16.7% in five years), and a median household income of $2,316 a week (ABS 2021 Census). Tenure leans tenant: 42.9% rent, against 22.1% owning outright and 30.8% with a mortgage. Only 55.6% of households are families, low for Perth, and childless couples dominate (Your Investment Property). This is a suburb of well-paid people who chose walkability over floor space, which is exactly the demand profile the new town-centre apartments are being built for.
6. Infrastructure and growth drivers
Everything that makes Leederville rentable sits within a few hundred metres:
- Leederville station. On the Yanchep line with the CBD minutes away; the station precinct is the anchor for both redevelopment projects (REIWA; WAtoday).
- Oxford Street strip. Cafes, bars and the Luna cinema give the suburb an entertainment identity that pulls tenants from across the inner north (REIWA).
- North Metropolitan TAFE. The Leederville campus keeps a steady student presence in the rental pool (REIWA).
- Town-centre renewal. The Hesperia redevelopment and precinct structure plan will add retail, offices, public space and apartments around the station over the coming decade (see section 4).
- Freeway access. The Mitchell Freeway borders the suburb, keeping the whole metro area within easy reach for tenants who drive.
7. Risk assessment and strategy fit
- Small-market volatility. Fifty house sales a year means the median swings; never price off the suburb chart alone.
- Apartment supply wave. Hundreds of new town-centre apartments, possibly build-to-rent, will compete hardest with generic existing units for tenants.
- Construction disruption. The car-park redevelopments will take years; stock beside the works will wear noise and parking pain before it enjoys the upside.
- Renter-heavy cycle exposure. A 43% tenant base and young demographic reacts quickly to employment and rate shifts.
- Entertainment-strip frontage. Living on Oxford Street is louder than visiting it; the strip-adjacent premium belongs one street back.
Strategy fit. Leederville suits an investor buying a character cottage or land-holding close to a transforming town centre, or a boutique established unit one or two streets off the strip. It does not suit investors buying generic apartments to compete with a build-to-rent tower, or anyone who needs a deep, liquid market to exit quickly.
8. The investor verdict
Leederville is a precinct bet, and the precinct is getting better: station, strip, cinema, TAFE, and now $300 million-plus of committed town-centre investment. Prices are running well ahead of Perth and the tenant pool is the youngest and best paid in this series. The risks are scale and supply: a tiny market you must value street by street, and an apartment pipeline that will reshape the rental ladder. Buy the stock the pipeline can't replicate, cottages and boutique groups, and let the towers lift your amenity instead of your competition.
Sources
- Your Investment Property (CoreLogic data), Leederville 6007
- REIWA, Leederville suburb profile
- REIWA Perth market figures, June 2026 (via Prowest)
- C&CO, Perth vacancy and rents, July 2026
- ABS 2021 Census, Leederville (SAL50840)
- WAtoday, Hesperia car-park redevelopment
- EG, 40 Frame Court build-to-rent proposal
- City of Vincent, Leederville Precinct Structure Plan
Thinking about buying in Leederville?
Numbers like these only get you so far. We can pull live comparable sales, pressure-test a specific property against this data, and negotiate on your behalf in Leederville.