Rental Investments

1 · Daily listings

Sorted highest yield first. Yield = estimated weekly rent × 52 ÷ asking price (gross). Duplicates across sites are shown deliberately.

Address	Suburb	Price	Bed/Bath/Car	Est. yield	Net cash/wk*	Quadrant	Source
12B Burrowa Street, Armadale	Armadale	$550,000	3/1/1	5.86% ($620/wk)		High yield / Low risk ★	domain.com.au
19C Friar Road, Armadale	Armadale	From $579,000	3/2/2	5.74% ($639/wk)		High yield / Low risk ★	domain.com.au
7/63 Third Avenue, Kelmscott	Kelmscott	Offers from $599,000	3/1/1	5.47% ($630/wk)		High yield / Low risk ★	domain.com.au
127C Wheatley Street, Gosnells NEW	Gosnells	HIGH $600,000's	3/2/2	5.2% ($675/wk)		High yield / Low risk ★	domain.com.au
9/6 Lester Drive, Thornlie	Thornlie	Mid to High $600k (All offers presented)	3/1/2	5.08% ($650/wk)		High yield / Low risk ★	domain.com.au
48/33 Seaforth Ave, Gosnells	Gosnells	From $650,000	3/1/1	5.04% ($630/wk)		High yield / Low risk ★	domain.com.au
10 Eves Place, Cannington NEW	Cannington	From $699,000	3/1/1	4.98% ($670/wk)		Lower yield / Low risk	domain.com.au
1C Fountains Court, Armadale	Armadale	$649,000	3/1/2	4.97% ($620/wk)		Lower yield / Low risk	domain.com.au
32A Ward Crescent, Kelmscott	Kelmscott	From $679,000	3/2/2	4.97% ($649/wk)		Lower yield / Low risk	domain.com.au
11/9 Gladstone Rd, Armadale	Armadale	From $679,000	3/2/2	4.89% ($639/wk)		Lower yield / Low risk	domain.com.au
134C Crandon Street, Gosnells	Gosnells	Offers from $739,000	4/2/2	4.86% ($690/wk)		Lower yield / Low risk	domain.com.au
23B Almurta Way, Nollamara	Nollamara	From $729,000	3/2/2	4.85% ($680/wk)		Lower yield / Low risk	domain.com.au
6A Longfield Road, Maddington	Maddington	From $679,000	3/1/1	4.82% ($630/wk)		Lower yield / Low risk	domain.com.au
2/73 Station Street, Cannington	Cannington	FROM MID $700 K'S +	3/2/2	4.78% ($690/wk)		Lower yield / Low risk	domain.com.au
31B Weld Road, Swan View	Swan View	Offers from $699K	3/1/1	4.69% ($630/wk)		Lower yield / Low risk	domain.com.au
25 Teigh Street, Gosnells	Gosnells	From $699,000	3/1/2	4.69% ($630/wk)		Lower yield / Low risk	domain.com.au
40 Vanessa Way, Swan View	Swan View	Offers From $729,000	3/2/1	4.63% ($649/wk)		Lower yield / Low risk	domain.com.au
35 Panozza Circle, Maddington	Maddington	Offers Above $729,000	3/2/2	4.63% ($649/wk)		Lower yield / Low risk	domain.com.au
113 Eighth Road, Armadale	Armadale	From $699,000	3/1/1	4.61% ($620/wk)		Lower yield / Low risk	domain.com.au
94 Partridge Way, Thornlie NEW	Thornlie	FROM $749,000	3/1/1	4.51% ($650/wk)		Lower yield / Low risk	domain.com.au
1 Kyogle Place, Armadale	Armadale	From $739,000	3/2/2	4.5% ($639/wk)		Lower yield / Low risk	domain.com.au
106 Carisbrooke Street, Maddington NEW	Maddington	OFFERS FROM $739,000!!!	3/1/1	4.43% ($630/wk)		Lower yield / Low risk	domain.com.au
3 Burrowa Street, Armadale	Armadale	From $729,000	3/1/3	4.42% ($620/wk)		Lower yield / Low risk	domain.com.au
3 Gould Close, Brookdale	Brookdale	$729,000	3/1/2	4.35% ($610/wk)		Lower yield / Low risk	domain.com.au
33/1 Balfour Road, Swan View	Swan View	E.O.I	3/2/2	— (POA)	—	Lower yield / Low risk	domain.com.au
9 Little John Road, Armadale	Armadale	BRAND NEW TURN-KEY HOUSE & LAND PACKAGES	3/2/2	— (POA)	—	Lower yield / Low risk	domain.com.au
1/11 Dixie Road, Kelmscott	Kelmscott	CONTACT AGENT!	3/2/2	— (POA)	—	Lower yield / Low risk	domain.com.au
20a Hunt Street, Thornlie	Thornlie	Seeking Offers	3/1/2	— (POA)	—	Lower yield / Low risk	domain.com.au
5 Belyea St, Gosnells	Gosnells	Offers Welcome	3/1/1	— (POA)	—	Lower yield / Low risk	domain.com.au
Proposed Lots 3, 6 & 7 at 82 Owtram Road, Armadale	Armadale	CONTACT AGENT FOR PRICE	3/2/2	— (POA)	—	Lower yield / Low risk	domain.com.au
10 Glenhurst Court, Camillo	Camillo	Set Date Sale 12\|08\|2026	3/2/2	— (POA)	—	Lower yield / Low risk	domain.com.au
4D Colby Way, Thornlie NEW	Thornlie	Contact Agent	3/2/1	— (POA)	—	Lower yield / Low risk	realestate.com.au

*Net weekly cash position after vacancy, management, rates, insurance, maintenance and loan interest. Click any figure for the full line-by-line breakdown. Default assumes the purchase is funded from home equity (≈100% borrowed, interest-only at 6.7%, no cash deposit, no LMI) — the true weekly holding cost for an equity-backed buyer. Negative = you top up each week (offset by capital growth); positive = it pays you. Change the funding in the Section 4 calculator (e.g. put in a cash deposit) to see it improve.

2 · Today's top picks

Ranked by composite score: 40% cash flow, 30% growth, 30% inverse risk.

#1 — 12B Burrowa Street, Armadale

Armadale · 3x1 · $550,000 · High yield / Low risk ★

Yield: $620/wk × 52 ÷ $550,000 = 5.86% gross (REIWA-anchored estimate for Armadale (3-bed))

Vacancy / demand: Armadale est. vacancy 1.8% (Perth metro ~2.2%), tenant demand high

Growth drivers: Byford rail extension; town centre redevelopment; affordability-driven demand · 5-yr growth ~62% (~10.1%/yr)

Scores: cash-flow 8.6/10 · growth 6.5/10 · risk 3.4/10 · maintenance risk 5.0/10 · tenant appeal 7.7/10

Exit strategy: Strong first-home-buyer resale market at this price point.

Numbers (funded from home equity, interest-only @ 6.7%)

Cash out of pocket: ≈$0 — deposit + $20,140 stamp duty + fees drawn from your home equity (no LMI)

Loan: $572,100 → $38,331/yr interest

Weekly cash position: −$344/week after all costs (negatively geared — you top up, betting on growth)

Strong buy candidate: rare combination of high cash flow and manageable risk.

#2 — 19C Friar Road, Armadale

Armadale · 3x2 · From $579,000 · High yield / Low risk ★

Yield: $639/wk × 52 ÷ $579,000 = 5.74% gross (REIWA-anchored estimate for Armadale (3-bed) +3% 2nd bathroom)

Vacancy / demand: Armadale est. vacancy 1.8% (Perth metro ~2.2%), tenant demand high

Growth drivers: Byford rail extension; town centre redevelopment; affordability-driven demand · 5-yr growth ~62% (~10.1%/yr)

Scores: cash-flow 8.2/10 · growth 6.5/10 · risk 3.4/10 · maintenance risk 5.0/10 · tenant appeal 7.7/10

Exit strategy: Strong first-home-buyer resale market at this price point.

Numbers (funded from home equity, interest-only @ 6.7%)

Cash out of pocket: ≈$0 — deposit + $21,518 stamp duty + fees drawn from your home equity (no LMI)

Loan: $602,478 → $40,366/yr interest

Weekly cash position: −$370/week after all costs (negatively geared — you top up, betting on growth)

Strong buy candidate: rare combination of high cash flow and manageable risk.

#3 — 10 Eves Place, Cannington

Cannington · 3x1 · From $699,000 · Lower yield / Low risk NEW

Yield: $670/wk × 52 ÷ $699,000 = 4.98% gross (REIWA-anchored estimate for Cannington (3-bed))

Vacancy / demand: Cannington est. vacancy 1.6% (Perth metro ~2.2%), tenant demand high

Growth drivers: Canning city centre regeneration; rail + retail employment · 5-yr growth ~42% (~7.3%/yr)

Scores: cash-flow 5.9/10 · growth 7.1/10 · risk 1.1/10 · maintenance risk 5.0/10 · tenant appeal 8.9/10

Exit strategy: Strategic centre; deep buyer pool.

Numbers (funded from home equity, interest-only @ 6.7%)

Cash out of pocket: ≈$0 — deposit + $27,218 stamp duty + fees drawn from your home equity (no LMI)

Loan: $728,178 → $48,788/yr interest

Weekly cash position: −$521/week after all costs (negatively geared — you top up, betting on growth)

Lower-risk, growth-oriented hold; yield is adequate rather than exciting.

#4 — 9/6 Lester Drive, Thornlie

Thornlie · 3x1 · Mid to High $600k (All offers presented) · High yield / Low risk ★

Yield: $650/wk × 52 ÷ $665,000 = 5.08% gross (REIWA-anchored estimate for Thornlie (3-bed))

Vacancy / demand: Thornlie est. vacancy 1.7% (Perth metro ~2.2%), tenant demand high

Growth drivers: new rail link; family suburb · 5-yr growth ~46% (~7.9%/yr)

Scores: cash-flow 6.2/10 · growth 6.3/10 · risk 1.2/10 · maintenance risk 5.0/10 · tenant appeal 8.4/10

Exit strategy: Excellent owner-occupier resale; METRONET tailwind.

Numbers (funded from home equity, interest-only @ 6.7%)

Cash out of pocket: ≈$0 — deposit + $25,602 stamp duty + fees drawn from your home equity (no LMI)

Loan: $692,562 → $46,402/yr interest

Weekly cash position: −$489/week after all costs (negatively geared — you top up, betting on growth)

Solid yield play; go in with a maintenance buffer and firm price discipline.

#5 — 2/73 Station Street, Cannington

Cannington · 3x2 · FROM MID $700 K'S + · Lower yield / Low risk

Yield: $690/wk × 52 ÷ $750,000 = 4.78% gross (REIWA-anchored estimate for Cannington (3-bed) +3% 2nd bathroom)

Vacancy / demand: Cannington est. vacancy 1.6% (Perth metro ~2.2%), tenant demand high

Growth drivers: Canning city centre regeneration; rail + retail employment · 5-yr growth ~42% (~7.3%/yr)

Scores: cash-flow 5.3/10 · growth 7.1/10 · risk 1.1/10 · maintenance risk 5.0/10 · tenant appeal 8.9/10

Exit strategy: Strategic centre; deep buyer pool.

Numbers (funded from home equity, interest-only @ 6.7%)

Cash out of pocket: ≈$0 — deposit + $29,740 stamp duty + fees drawn from your home equity (no LMI)

Loan: $781,700 → $52,374/yr interest

Weekly cash position: −$580/week after all costs (negatively geared — you top up, betting on growth)

Lower-risk, growth-oriented hold; yield is adequate rather than exciting.

3 · Suburb snapshots

Armadale

Typical rents: 3-bed $620/wk · 4-bed $680/wk

Vacancy: ~1.8% · Demand: high · Risk: medium

Capital growth (est.): ~62% over 5 yrs (~10.1%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/9)

Pros: Very high yields, train line, strong tenant demand

Cons: Higher social-risk pockets, older housing stock

Infrastructure: Armadale line (METRONET Byford extension), Armadale strategic centre

Brookdale

Typical rents: 3-bed $610/wk · 4-bed $670/wk

Vacancy: ~1.9% · Demand: high · Risk: medium

Capital growth (est.): ~58% over 5 yrs (~9.6%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/1)

Pros: Low entry price, high yield

Cons: Limited amenity, slower capital growth

Infrastructure: Near Armadale line

Camillo

Typical rents: 3-bed $600/wk · 4-bed $660/wk

Vacancy: ~1.9% · Demand: high · Risk: medium

Capital growth (est.): ~58% over 5 yrs (~9.6%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/1)

Pros: Among cheapest metro entry points, 6%+ yields possible

Cons: Older stock, maintenance, tenant quality variance

Infrastructure: Between Armadale and Kelmscott stations

Cannington

Typical rents: 3-bed $670/wk · 4-bed $720/wk

Vacancy: ~1.6% · Demand: high · Risk: low

Capital growth (est.): ~42% over 5 yrs (~7.3%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/2)

Pros: 5.6% yields at ~$650k median, major amenity

Cons: flight path/main roads pockets

Infrastructure: Cannington station, Westfield Carousel, Canning City Centre plan

Gosnells

Typical rents: 3-bed $630/wk · 4-bed $690/wk

Vacancy: ~1.8% · Demand: high · Risk: medium

Capital growth (est.): ~50% over 5 yrs (~8.4%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/5)

Pros: >5% yields common, rail

Cons: older stock, variable streets

Infrastructure: Gosnells station, Thornlie-Cockburn link nearby

Kelmscott

Typical rents: 3-bed $630/wk · 4-bed $690/wk

Vacancy: ~1.8% · Demand: high · Risk: medium

Capital growth (est.): ~52% over 5 yrs (~8.7%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/3)

Pros: Train line, solid yields

Cons: Flood-prone pockets near river, mixed stock quality

Infrastructure: Kelmscott station, Albany Hwy

Maddington

Typical rents: 3-bed $630/wk · 4-bed $690/wk

Vacancy: ~1.8% · Demand: high · Risk: medium

Capital growth (est.): ~50% over 5 yrs (~8.4%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/3)

Pros: employment hub proximity

Cons: industrial adjacency in pockets

Infrastructure: Maddington station, Tonkin Hwy

Nollamara

Typical rents: 3-bed $660/wk · 4-bed $710/wk

Vacancy: ~1.7% · Demand: high · Risk: low

Capital growth (est.): ~42% over 5 yrs (~7.3%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/1)

Pros: CBD proximity, strong rents

Cons: stock quality varies

Infrastructure: 8km to CBD

Swan View

Typical rents: 3-bed $630/wk · 4-bed $690/wk

Vacancy: ~1.9% · Demand: medium · Risk: medium

Capital growth (est.): ~44% over 5 yrs (~7.6%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/3)

Pros: larger blocks, scenic

Cons: bushfire fringe considerations

Infrastructure: Near Midland, foothills

Thornlie

Typical rents: 3-bed $650/wk · 4-bed $710/wk

Vacancy: ~1.7% · Demand: high · Risk: low

Capital growth (est.): ~46% over 5 yrs (~7.9%/yr) — yield and growth both matter

Heat index: 0% of tracked listings exited within 21 days (0/4)

Pros: METRONET uplift, family appeal

Cons: prices rising toward budget cap

Infrastructure: Thornlie-Cockburn METRONET link (new stations)

4 · Market trends

Rent and vacancy history with illustrative forecasts, plus plain-English tier guides. Inspired by SQM Research charts and DSR-style demand scoring.

RBA cash rate

4.35%

Held at 4.35% (since 17 Jun 2026); next decision 11 Aug 2026. Your assumed investor loan rate is 6.7% (cash rate + ~2.35% margin). Every 0.25% move ≈ $29/wk on a $600k loan.

Buy or wait? Where forecasters think Perth is heading

Leans buy (with discipline)

Major-house dwelling-price forecasts. Average 2026 call ≈ +11.4%. Not financial advice.

CBA+15.0% (2026)

Westpac+13.0% (2026)

ANZ+12.3% (2026) → 1.5% in 2027

NAB (WA state)+5.5% (2026)

Every major forecaster still has Perth rising in 2026 (roughly +5% to +15%, averaging ~+11%). The same forecasters expect a sharp slowdown in 2027 — ANZ as low as ~1.5% — as affordability bites.

▲ What's pushing prices UP

Severe undersupply: Construction pipeline has collapsed and building approvals are down; it takes years to add meaningful new housing.

Strong migration: WA is absorbing a surge of interstate and overseas arrivals, adding demand to an already tight market.

Tight vacancy: Rental vacancy ~2.2% is below a balanced market, so renters keep converting to buyers.

Relative affordability: Perth is still cheaper than Sydney/Melbourne, so it keeps attracting investors and relocators.

▼ What could pull them DOWN

Affordability ceiling: After years of double-digit gains, prices are stretching local budgets — the main brake on 2027 growth.

Interest rates: Cash rate held at 4.35%; if rates rose toward 8%, borrowing capacity could fall 10–15% and cool demand fast.

Growth already banked: Banks expect the pace to slow sharply in 2027 (ANZ ~1.5%), so the easy capital gains may be largely behind us.

Migration/policy risk: If migration slows or lending rules tighten, the demand side softens quickly.

Our read: The weight of evidence says the fundamentals (undersupply + migration) still favour buying in the supply-starved sub-$750k bracket rather than waiting for a fall that few analysts predict. But the window of double-digit growth is closing: buy on strong numbers and a fair price, not on fear of missing out. This is general market commentary, not financial advice.

Perth median house rent — history & forecast

$/week, year-end (REIWA). Dashed = illustrative forecast.

Plain English: rents nearly doubled from 2019 ($350/wk) to now ($700/wk). The steep climb is over — growth is flattening, but nobody credible is forecasting falls while vacancy stays below balance.

Vacancy rate — history & forecast

% of rentals empty. Green band = REIWA's "balanced market" (2.5–3.5%). Dashed = forecast.

Plain English: below the green band, tenants outnumber homes and rents rise; inside it, the market is fair to both sides. Perth spent 2020–2024 in a severe shortage and is only now drifting toward balance — expect slower rent growth, not a crash.

Cash flow vs capital growth — where today's listings sit

Each dot = a listing today. Right = better income; up = faster estimated growth. Green zone = the rare both.

Plain English: high yield alone can trap you in a suburb that never grows. The best buys sit top-right — decent rent and a growth story. Growth figures are indicative estimates; verify on REIWA.

Which property type? House vs duplex vs townhouse vs apartment

Same money in each, projected over the years you hold. The line = total wealth built (equity growth + rent kept after costs). Land grows, buildings don't — so houses usually win on growth, apartments on yield-minus-fees. Typical Perth assumptions; verify before deciding. Not financial advice.

Purchase price $ Years held: 10

How to read it: the house line usually pulls ahead over time because more of its value is land (land appreciates; buildings wear out). Apartments start with better rent but strata fees and weaker growth drag the total down the longer you hold. Duplexes and townhouses sit in between — a common sweet spot for land + manageable fees. Recent twist: over the last year Perth units actually outgrew houses on affordability, so the gap isn't guaranteed every year.

Which type suits you? A closer look

The four options ranked from most land (most growth) to least, and who each one fits.

🏡 House (freestanding)

~70% land · typical growth 5.0%/yr · yield 4.5% · strata none

You own the whole block. Most land = strongest long-run capital growth; no strata; you control everything.

Best for: Growth-focused investors who can afford a whole block and want maximum land under them.

Watch out: Lowest yield of the four and you carry 100% of maintenance (roof, fences, hot water) yourself.

🏘️ Half-duplex / villa (green or survey title)

~55% land · typical growth 4.6%/yr · yield 5.0% · strata $400/yr

Your own smaller block, often no or tiny strata. Keeps most of the land upside with a cheaper entry and better yield than a full house.

Best for: The land-plus-cashflow sweet spot — great when a full house is a stretch but you still want land growth.

Watch out: Confirm it's green/survey title, not strata; some 'villas' are actually strata with fees. Shared walls/driveways can mean shared decisions.

🏢 Townhouse (strata, low-rise)

~35% land · typical growth 4.2%/yr · yield 5.2% · strata $2,500/yr

A slice of land plus a modest strata fee. Growth is softer than a house but you get exterior maintenance shared and usually a good location.

Best for: Investors wanting less hands-on upkeep and a well-located, tenant-friendly property near transport/shops.

Watch out: Strata fees (~$2–4k/yr) and body-corporate rules; check the reserve fund and any special-levy history before buying.

🏬 Apartment / unit (strata, higher density)

~12% land · typical growth 3.7%/yr · yield 5.8% · strata $4,500/yr

Little to no land, highest yield, but the biggest strata bill and the weakest long-run growth. Building depreciates while you pay to maintain it.

Best for: Pure cash-flow plays or a cheap entry near jobs/transport where a specific unit is priced well.

Watch out: High strata (~$3–7k/yr), oversupply risk, and lenders can be fussy on small or high-rise units. Growth usually trails houses over long holds.

Which suits you best? Given your situation — strong equity behind you, able to borrow, targeting sub-$750k in land-rich outer corridors — your core play is a house or a green-title duplex/villa. In those suburbs a whole house still fits your budget, and the land is what drives the growth you're after. The duplex/villa is your smartest second string: cheaper entry, a bit more rent, still real land, and it opens up more listings without giving up the growth engine. Townhouses are worth a look only where they're well-located and the strata is low and healthy. Apartments are the least aligned with your goal — keep them for a specific bargain near transport, not as the main event. Net: widen your hunt to houses + duplexes + villas, treat townhouses as opportunistic, and skip generic apartments. Not financial advice.

Where to look — matched to your strategy

Because you're equity-backed and can carry negative gearing, this leans toward growth (land + infrastructure + demand) rather than the highest yield. Match the type to the suburb: buy a house where one fits under $750k, a duplex/villa where houses have run past it.

Tier 1 — core targets

Best growth + infrastructure; a full house still fits under $750k.

Thornlie House / duplex

New METRONET Thornlie–Cockburn stations, low-risk family suburb, strong demand. Your standout.

Balga House

Inner-ring (~9km CBD), house median ~$677k, R20/R40 rezoning upside — land close to the city.

Cannington Duplex / townhouse

Canning City Centre regeneration, top transport & retail, low risk. Houses stretch the budget, so go attached.

Tier 2 — wider net

Great fundamentals; some higher-risk you can afford to hold through for the growth.

Armadale / Kelmscott House

Biggest 5-yr growth (~55–62%), Byford METRONET; houses well under $750k. Higher social-risk pockets — a long-term hold.

Gosnells / Maddington House

Armadale-line rail, affordable houses, ~50% growth, reliable demand. Bread-and-butter corridor.

Nollamara / Girrawheen Duplex / villa

Inner-north gentrification and zoning upside; houses get tight, so lean attached.

Tier 3 — opportunistic only

Off-strategy for growth — only on a clear bargain.

Midland House

Strategic centre but unit oversupply — stick to houses.

Kwinana (Orelia / Parmelia / Medina) House

High yield, but slower growth and higher risk — doesn't match your growth tilt.

Start here: Thornlie, Balga and Cannington, with Armadale/Kelmscott/Gosnells as the wider net. Tie-breaker: if you're south of the river, the south-east corridor (Thornlie, Gosnells, Cannington, Maddington, Kelmscott) is closest — easier to inspect and self-manage. Analysis from this page's suburb data and market research, not financial advice.

Your position

🔒 Private — stays in your browser

Enter your figures to see your usable equity, deposit power and a rough borrowing guide. Nothing is sent anywhere or published — values are saved only in this browser (localStorage) and are blank for anyone else. Not financial advice.

Home value $ Home loan balance $ Offset / savings $ Your gross income $ Partner gross income $ Salary-packaged $/yr

Your deal calculator

Change the assumptions and every listing's weekly cash position recalculates live. Nothing is sent anywhere — it runs in your browser.

Fund from home equity (~100% borrowed, no cash deposit, no LMI) — matches your situation

Deposit % (if not equity) Loan rate % Mgmt % Rates+water $/yr Insurance $/yr Repayment

Address	Price	Rent/wk	Cash to buy	Net cash/wk

Estimates only, not financial advice. Stamp duty = WA residential scale; LMI is indicative; assumes 30-yr term.

What does a yield number actually mean?

Gross yield = yearly rent ÷ purchase price. Tiers below, with today's tracked listings marked.

6%+ — Strong cash flow

Rent likely covers most costs. Usually higher-risk suburbs or cheaper stock — check tenant demand and maintenance.

5–6% — Good

The sweet spot for this project: solid income with room for growth. Most SE-corridor picks land here.

4–5% — Average Perth today's tracked median: 4.85%

Typical for Perth houses right now (~4.3% metro average). You are betting more on price growth than rent.

<4% — Growth-only

Rent will not carry the property. Only worth it if you strongly expect capital growth.

Suburb heat — who has the power, buyers or sellers?

Our DSR-style demand gauge: % of tracked listings that went under offer/sold within 21 days. Hot ≥60% · Warm ≥30% · Cool <30%

Swan View (0/3 fast exits)Cool · 0%

Armadale (0/9 fast exits)Cool · 0%

Kelmscott (0/3 fast exits)Cool · 0%

Maddington (0/3 fast exits)Cool · 0%

Thornlie (0/4 fast exits)Cool · 0%

Gosnells (0/5 fast exits)Cool · 0%

Brookdale (0/1 fast exits)Cool · 0%

Cannington (0/2 fast exits)Cool · 0%

Nollamara (0/1 fast exits)Cool · 0%

Camillo (0/1 fast exits)Cool · 0%

What's driving the market right now

Supply squeeze: vacancy ~2.2% is still below REIWA's balanced range — landlords keep pricing power for now.
Rents: median house rent $700/wk (3-bed $700, 4-bed $750); median house price ~$845,000 — which is why sub-$750k with 5%+ yield is a shrinking pool worth hunting daily.
Where the yield lives: the SE corridor (Armadale–Gosnells–Midland) still clears 5% gross under $700k; inner-north (Balga/Nollamara) trades a little yield for growth.
Infrastructure tailwind: METRONET (Byford extension, Thornlie–Cockburn link, Midland precinct) keeps improving tenant appeal in exactly the suburbs this tracker watches.

5 · Excluded listings tracker

Under offer / under contract / sold — tracked for sale prices, days on market and suburb demand signals.

Nothing tracked yet.

6 · Plain-English glossary

Every term used on this page, in plain English. Tap a term to jump to it.

Gross rental yield Net rental yield Weekly rent (estimated)Vacancy allowance Net weekly cash position Positively geared Negatively geared Negative gearing (tax)Interest-only (IO) loan Principal & interest (P&I)Deposit LVR (loan-to-value ratio)Stamp duty (transfer duty)LMI (lenders mortgage insurance)Cash to buy Conveyancing Capital growth Total return Cash flow vs capital growth Vacancy rate Days on market Price drop Suburb heat index RBA cash rate Under offer / under contract Cash-flow score (/10)Growth score (/10)Risk score (/10)Maintenance risk (/10)Tenant appeal (/10)Yield-vs-risk quadrant Composite score

Income & yield

Gross rental yield

The rough income return before any costs. Yearly rent ÷ purchase price. A $650/wk rental (= $33,800/yr) on a $650,000 house is a 5.2% gross yield. Good for quickly comparing listings, but it ignores every expense — so treat it as a headline, not the real return.

Net rental yield

The honest income return after running costs (management, rates, insurance, maintenance, vacancy) but before your loan. Always lower than gross — usually by 1–1.5 percentage points. This is closer to what the property really earns.

Weekly rent (estimated)

What we think the place would rent for per week, based on REIWA median rents for that suburb and bedroom count. It's an estimate — a real rental appraisal from a local agent is the number to trust before you buy.

Vacancy allowance

Money set aside for the weeks the property sits empty between tenants. We reduce the yearly rent by the suburb's vacancy rate so the numbers aren't fantasy. Perth's ~2.2% vacancy means roughly one empty week a year.

Cash flow & gearing

Net weekly cash position

The bottom line: what the property puts in your pocket (or takes out) each week after ALL costs including the loan. Positive means the rent more than covers everything; negative means you top it up from your own income.

Positively geared

The rent covers all costs including the loan, and you're left with cash. The property pays you to own it.

Negatively geared

The rent does NOT cover all costs, so you chip in each week. Investors accept this when they expect the property's value to grow by more than the yearly shortfall. Australia lets you claim that loss against your income tax (see negative gearing).

Negative gearing (tax)

An Australian tax rule: if your investment property runs at a loss, you can deduct that loss from your other taxable income, reducing your tax bill. It softens the sting of a negative cash position — but you're still out of pocket in real dollars.

Interest-only (IO) loan

You pay only the interest for a set period (often 5 years), not the loan principal. Repayments are lower, so weekly cash flow looks better, but you're not paying down the debt. Common for investors; our default assumes IO.

Principal & interest (P&I)

You pay off both the interest AND a slice of the loan itself each month, so the debt shrinks over time. Higher repayments than interest-only, but you actually own more of the property as you go.

Buying costs

Deposit

The cash you put in up front. A 10% deposit on a $650,000 house is $65,000. A bigger deposit means a smaller loan, lower repayments and no LMI — but ties up more of your cash.

LVR (loan-to-value ratio)

How much of the price you're borrowing, as a percentage. 90% LVR means a 10% deposit. Lenders charge more (and add LMI) above 80% because a bigger loan is riskier for them.

Stamp duty (transfer duty)

A one-off WA state tax when you buy. It's on a sliding scale — roughly $24,900 on a $650,000 home. Investors pay the same rate as owner-occupiers in WA; first-home-buyer discounts don't apply to investments.

LMI (lenders mortgage insurance)

A one-off insurance premium the bank makes you pay if your deposit is under 20%. It protects the LENDER, not you. It can run into thousands and is usually added onto the loan. Avoid it by putting in a 20%+ deposit.

Cash to buy

The total upfront cash you actually need in the bank: deposit + stamp duty + government fees + conveyancing (+ LMI if under 20% down). This is the real barrier to entry, not just the deposit.

Conveyancing

The legal work to transfer the property into your name — handled by a settlement agent or solicitor. Budget around $1,500.

Growth & returns

Capital growth

How much the property's VALUE rises over time, separate from the rent it earns. A place bought at $600k and worth $720k five years later has grown $120k (20%). This is where most long-term wealth is built.

Total return

The full picture: rental yield (income) PLUS capital growth (value rise). A 5% yield with 6%/yr growth is an ~11% total return before costs. Chasing yield alone can leave you in a suburb that never grows.

Cash flow vs capital growth

The classic investor trade-off. High-yield suburbs (cheap outer areas) put cash in your pocket now but grow slowly. High-growth suburbs (closer to the city) cost you weekly but build wealth faster. The sweet spot has a bit of both.

Market signals

Vacancy rate

The share of rental homes sitting empty in a suburb or city. Below ~2.5% = tight market, tenants compete, rents rise (good for landlords). REIWA calls 2.5–3.5% a 'balanced' market that's fair to both sides.

Days on market

How long a listing has been for sale. A place that's sat 60+ days has a motivated seller — that's your chance to negotiate hard.

Price drop

When a seller lowers the asking price. We flag it because it signals the property isn't selling and the seller may take an offer below the new price.

Suburb heat index

Our demand gauge: the share of tracked listings in a suburb that went under offer or sold within three weeks. Hot = sellers hold the power (act fast, little room to haggle); Cool = buyers hold the power (negotiate).

RBA cash rate

The interest rate set by the Reserve Bank of Australia. It flows through to your loan rate, so when it rises your repayments rise and holding costs climb. It's the single biggest lever on the whole market's direction.

Under offer / under contract

A buyer's offer has been accepted but the sale hasn't fully settled yet. The property is effectively off the market — we move these to the excluded tracker to learn what things actually sell for.

Our scores

Cash-flow score (/10)

How strong the rental income is relative to price. Higher = better weekly cash flow.

Growth score (/10)

How good the suburb's growth prospects look, based on transport, jobs, amenity and infrastructure like METRONET.

Risk score (/10)

Overall risk — lower is safer. Blends suburb risk, vacancy, tenant demand and property condition.

Maintenance risk (/10)

How likely the place is to need work, read from the listing (age, 'renovator', 'original condition' vs 'renovated').

Tenant appeal (/10)

How easy it'll be to keep rented — driven by schools, transport and shops nearby.

Yield-vs-risk quadrant

A quick label combining the two things that matter most. 'High yield / Low risk ★' is the pick of the bunch.

Composite score

The overall ranking used for top picks: 40% cash flow + 30% growth + 30% low risk.

Data references:

Rents and vacancy are estimates anchored to REIWA published medians; verify per-property before purchase. General information only, not financial advice.