Top 10 Suburbs to Invest in Across WESTERN AUSTRALIA: Reviewed and Ranked in 2024

Identifying the top suburbs to invest in across Western Australia can be a daunting task. Choose the wrong suburb, and you might face stagnant property values, high vacancy rates, and limited tenant demand. With thorough research and analysis of key metrics, I am able to present the most promising suburbs for investment in 2024.

10. Cockburn Central (Total Score: 72/100)

New Apartments in Cockburn Central, image by Andrew Owens

Cockburn Central offers a balanced mix of growth potential and community amenities, though it faces challenges with rental yield.

Scoring Criteria: 

  • Market Growth: 7/10
  • Rental Yield: 5/10
  • Employment Opportunities: 8/10
  • Population Growth: 7/10
  • Quality of Schools: 6/10
  • Community and Lifestyle: 8/10
  • Median House Price: 6/10
  • Public Transport and Infrastructure: 9/10
  • Local Amenities: 8/10
  • Rental Vacancy Rate: 8/10

Cockburn Central is a major transport hub with a train station and bus interchange, ensuring easy connectivity to Perth CBD and surrounding areas. Recent upgrades to the infrastructure have significantly improved commute times.  The suburb boasts a lively atmosphere with numerous cafes, restaurants, and recreational facilities, including the Cockburn ARC, a state-of-the-art aquatic and recreation centre.  Its proximity to the Australian Marine Complex and Jandakot City presents ample employment opportunities. The region has seen a 10% increase in job opportunities over the past year.  Residents enjoy access to shopping centres like Cockburn Gateway, medical facilities, and educational institutions, enhancing the overall living experience.

The rental yield in Cockburn Central is currently below the state average, at approximately 3.5%. This can impact short-term investment returns.  With a median house price of around $615,000, affordability might be a concern for some investors.  While there are several good schools, the suburb does not have any schools ranked in the top tier, which could be a drawback for families with children.

Median prices for Cockburn Central, WA (6164), as of May 2024:

  • Houses – $615,000
  • Units – $400,000

House and unit data provided by, https://www.realestate.com.au/wa/cockburn-central-6164/

Cockburn Central’s excellent connectivity, community amenities, and employment opportunities make it a strong contender for investment. However, potential investors should consider the lower rental yield and median house price as part of their decision-making process.

Interested in Cockburn Central?

9. Baldivis (Total Score: 74/100)

Water Ski Park, Baldivis, image by Calistemon

Baldivis offers great community lifestyle and population growth, though its rental yield and school quality are moderate.

Scoring Criteria: 

  • Market Growth: 8/10
  • Rental Yield: 6/10
  • Employment Opportunities: 7/10
  • Population Growth: 9/10
  • Quality of Schools: 5/10
  • Community and Lifestyle: 8/10
  • Median House Price: 7/10
  • Public Transport and Infrastructure: 6/10
  • Local Amenities: 8/10
  • Rental Vacancy Rate: 10/10

Baldivis has experienced a population boom, with a 15% increase over the past five years, driven by new housing developments and affordable living.  The suburb offers a family-friendly atmosphere with parks, shopping centres like Stockland Baldivis, and numerous community events.  Property values in Baldivis have shown steady growth, with a 6% increase in the past year, indicating a healthy real estate market.  The suburb boasts a low rental vacancy rate of just 1.8%, ensuring a steady demand for rental properties.

While there are several schools in Baldivis, none rank among the top in the state, which might be a consideration for families.  Public transport options are limited compared to inner-city suburbs, which could be a drawback for commuters.  The rental yield stands at around 4%, which is average for the region but might not appeal to investors looking for higher returns.

Median prices for Baldivis, WA (6171), as of May 2024:

  • Houses – $600,000
  • Units – $405,000

House and unit data provided by, https://www.realestate.com.au/wa/baldivis-6171/

Baldivis’ rapid population growth, community amenities, and low vacancy rates make it a promising suburb for investment. However, investors should weigh these positives against the moderate rental yield and quality of schools.

Interested in Baldivis?

8. Joondalup (Total Score: 77/100)

Edith Cowan University Joondalup, image by Michael Coghlan 

Joondalup is known for its strong employment opportunities and comprehensive amenities, though it faces challenges with median house prices.

Scoring Criteria: 

  • Market Growth: 7/10
  • Rental Yield: 6/10
  • Employment Opportunities: 9/10
  • Population Growth: 7/10
  • Quality of Schools: 7/10
  • Community and Lifestyle: 8/10
  • Median House Price: 5/10
  • Public Transport and Infrastructure: 9/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 10/10

Home to major employers like Edith Cowan University and Joondalup Health Campus, Joondalup provides ample job opportunities within the suburb itself.  The suburb has excellent transport links, including the Joondalup train station and an extensive bus network, making it highly accessible.  Joondalup boasts comprehensive amenities, including Lakeside Joondalup Shopping City, one of the largest shopping centres in Western Australia, and various recreational facilities.  The rental vacancy rate is remarkably low at 1.5%, ensuring strong demand for rental properties.

With a median house price of around $720,000, Joondalup can be less affordable for first-time investors.  The rental yield is moderate at 4.2%, which might not be attractive for those seeking higher immediate returns.  While the suburb has shown steady growth, it is not as rapid as some emerging suburbs, which could affect long-term capital gains.

Median prices for Joondalup, WA (6027), as of May 2024:

  • Houses – $727,500
  • Units – $400,000

House and unit data provided by, https://www.realestate.com.au/wa/joondalup-6027/

Joondalup’s strong employment opportunities, public transport, and low vacancy rates make it an excellent investment choice. However, the higher median house price and moderate rental yield may require careful consideration.

Interested in Joondalup?

7. Butler (Total Score: 78/100)

New Train Station at Butler, image by Steelkamp

Butler offers strong population growth and community lifestyle, with some challenges in public transport and rental yield.

Scoring Criteria: 

  • Market Growth: 8/10
  • Rental Yield: 7/10
  • Employment Opportunities: 7/10
  • Population Growth: 9/10
  • Quality of Schools: 8/10
  • Community and Lifestyle: 8/10
  • Median House Price: 6/10
  • Public Transport and Infrastructure: 7/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 9/10

Butler has seen significant population growth, with a 12% increase in the past five years due to new residential developments.  The suburb offers a vibrant lifestyle with parks, shopping centres, and community events that attract young families and professionals.  Property values in Butler have increased by 7% over the past year, reflecting a healthy and growing market.  With a low vacancy rate of 1.7%, rental properties in Butler are in high demand, ensuring steady rental income for investors.

Public transport options are limited, which could be a drawback for those relying on public transit for commuting.  The rental yield in Butler is around 4%, which is average for the area but might not be sufficient for investors looking for higher returns.  The median house price of approximately $500,000 could be a barrier for some investors.

Median prices for Butler, WA (6036), as of May 2024:

  • Houses – $535,000
  • Units – $385,000

House and unit data provided by, https://www.realestate.com.au/wa/butler-6036/

Butler’s strong population growth, community amenities, and low vacancy rates make it a solid investment option. However, the limited public transport options and average rental yield should be considered by potential investors.

Interested in Butler?

6. Rockingham (Total Score: 80/100)

Palm Beach Jetty, Rockingham, image by Calistemon

Rockingham is known for its affordability and strong community lifestyle, with some concerns about public transport and employment opportunities.

Scoring Criteria: 

  • Market Growth: 9/10
  • Rental Yield: 7/10
  • Employment Opportunities: 6/10
  • Population Growth: 8/10
  • Quality of Schools: 7/10
  • Community and Lifestyle: 9/10
  • Median House Price: 8/10
  • Public Transport and Infrastructure: 8/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 9/10

With a median house price of around $595,000, Rockingham is one of the more affordable suburbs on this list, making it accessible to a broader range of investors.  The suburb boasts beautiful beaches, parks, and a strong sense of community, attracting both families and professionals.  Property values in Rockingham have increased by 5% in the past year, indicating steady growth.  Residents enjoy access to shopping centres, medical facilities, and recreational activities, enhancing the quality of life.

While Rockingham has public transport options, they are not as extensive as in some other suburbs, which could be a drawback for commuters.  The suburb has fewer local employment opportunities compared to others on this list, which could impact tenant demand.  While there are several schools in Rockingham, none are ranked among the top in the state, which might be a consideration for families.

Median prices for Rockingham, WA (6168), as of May 2024:

  • Houses – $595,000
  • Units – $395,000

House and unit data provided by, https://www.realestate.com.au/wa/rockingham-6168/

Rockingham’s affordability, community lifestyle, and market growth make it an attractive investment opportunity. However, potential investors should consider the public transport and employment limitations.

Interested in Rockingham?

5. Yanchep (Total Score: 81/100)

Yanchep National Park, image by Marzia Santopietro

Yanchep is emerging as a strong investment suburb with its population growth and community amenities, despite some challenges in employment opportunities.

Scoring Criteria: 

  • Market Growth: 9/10
  • Rental Yield: 7/10
  • Employment Opportunities: 6/10
  • Population Growth: 9/10
  • Quality of Schools: 8/10
  • Community and Lifestyle: 9/10
  • Median House Price: 8/10
  • Public Transport and Infrastructure: 8/10
  • Local Amenities: 8/10
  • Rental Vacancy Rate: 9/10

Yanchep has experienced a significant population increase, driven by new housing developments and its coastal location.  The suburb offers a relaxed coastal lifestyle with beautiful beaches, parks, and community facilities.  Property values in Yanchep have shown steady growth, with a 6% increase in the past year.  The low rental vacancy rate of 1.6% indicates strong demand for rental properties in the area.

Yanchep has fewer local employment opportunities compared to other suburbs, which could impact tenant demand.  Public transport options are limited, which might be a concern for commuters.  While there are schools in Yanchep, they do not rank among the top in the state, which could be a drawback for families.

Median prices for Yanchep, WA (6035), as of May 2024:

  • Houses – $580,000
  • Units – $486,250

House and unit data provided by, https://www.realestate.com.au/wa/yanchep-6035/

Yanchep’s population growth, community lifestyle, and low vacancy rates make it a promising investment suburb. However, investors should consider the limited employment opportunities and public transport options.

Interested in Yanchep?

4. Midland (Total Score: 82/100)

Midland City Shopping Center, image by Gnangarra

Midland offers excellent employment opportunities and local amenities, though it faces challenges with median house prices and rental yield.

Scoring Criteria: 

  • Market Growth: 8/10
  • Rental Yield: 6/10
  • Employment Opportunities: 9/10
  • Population Growth: 9/10
  • Quality of Schools: 7/10
  • Community and Lifestyle: 8/10
  • Median House Price: 6/10
  • Public Transport and Infrastructure: 9/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 10/10

Midland is a major employment hub with various industries and the presence of Midland Gate Shopping Centre, Midland Health Campus, and several government offices.  The suburb offers extensive amenities, including shopping centres, medical facilities, and recreational activities, enhancing the quality of life for residents.  Midland has excellent public transport links, including a train station and an extensive bus network, ensuring easy connectivity.  The low rental vacancy rate of 1.5% ensures strong demand for rental properties, providing steady rental income for investors.

With a median house price of approximately $450,000, Midland can be less affordable for some investors.  The rental yield is moderate at 4.2%, which might not appeal to investors looking for higher immediate returns.  While the suburb has shown steady growth, it is not as rapid as some emerging suburbs, which could affect long-term capital gains.

Median prices for Midland, WA (6056), as of May 2024:

  • Houses – $438,750
  • Units – $350,000

House and unit data provided by, https://www.realestate.com.au/wa/midland-6056/

Midland’s employment opportunities, local amenities, and low vacancy rates make it an excellent investment choice. However, the higher median house price and moderate rental yield may require careful consideration.

Interested in Midland?

3. Ellenbrook (Total Score: 83/100)

Ellenbrook Main Street, image by Andrew Owens

Ellenbrook offers strong population growth and community amenities, though its rental yield and public transport are moderate.

Scoring Criteria: 

  • Market Growth: 9/10
  • Rental Yield: 7/10
  • Employment Opportunities: 8/10
  • Population Growth: 9/10
  • Quality of Schools: 8/10
  • Community and Lifestyle: 9/10
  • Median House Price: 7/10
  • Public Transport and Infrastructure: 7/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 10/10

Ellenbrook has experienced significant population growth, driven by new housing developments and its family-friendly environment.  The suburb offers a vibrant lifestyle with parks, shopping centres like Ellenbrook Central, and various community events.  Property values in Ellenbrook have shown steady growth, with an 8% increase in the past year, reflecting a healthy real estate market.  The low rental vacancy rate of 1.4% ensures strong demand for rental properties, providing steady rental income for investors.

Public transport options are limited, which might be a concern for commuters.  The rental yield in Ellenbrook is around 4.5%, which is average for the area but might not be sufficient for investors looking for higher returns.  While there are several schools in Ellenbrook, none rank among the top in the state, which could be a consideration for families.

Median prices for Ellenbrook, WA (6069), as of May 2024:

  • Houses – $560,000
  • Units – $412,750

House and unit data provided by, https://www.realestate.com.au/wa/ellenbrook-6069/

Ellenbrook’s population growth, community amenities, and low vacancy rates make it a strong investment suburb. However, the limited public transport options and average rental yield should be considered by potential investors.

Interested in Ellenbrook?

2. Canning Vale (Total Score: 85/100)

Karri Park Canning Vale, image by Andrew Owens

Canning Vale offers strong employment opportunities and local amenities, with some challenges in rental yield and median house prices.

Scoring Criteria: 

  • Market Growth: 8/10
  • Rental Yield: 7/10
  • Employment Opportunities: 9/10
  • Population Growth: 8/10
  • Quality of Schools: 9/10
  • Community and Lifestyle: 9/10
  • Median House Price: 7/10
  • Public Transport and Infrastructure: 9/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 10/10

Canning Vale is a major employment hub with various industries, business parks, and proximity to the Jandakot Airport.  The suburb offers extensive amenities, including shopping centres like Livingston Marketplace, medical facilities, and recreational activities, enhancing the quality of life for residents.  Canning Vale has excellent public transport links, including the Thornlie train line and an extensive bus network, ensuring easy connectivity.  The suburb boasts a vibrant lifestyle with parks, schools, and community centres, attracting both families and professionals.

With a median house price of around $800,000, Canning Vale can be less affordable for some investors.  The rental yield is moderate at 4.5%, which might not appeal to investors looking for higher immediate returns.  While the suburb has shown steady growth, it is not as rapid as some emerging suburbs, which could affect long-term capital gains.

Median prices for Canning Vale, WA (6155), as of May 2024:

  • Houses – $820,000
  • Units – $490,000

House and unit data provided by, https://www.realestate.com.au/wa/canning-vale-6155/

Canning Vale’s employment opportunities, local amenities, and excellent infrastructure make it an excellent investment choice. However, the higher median house price and moderate rental yield may require careful consideration.

Interested in Canning Vale?

1. Alkimos (Total Score: 86/100)

Housing Estate and Rail Extension in Alkimos, image by Luc Perreau

Alkimos offers exceptional population growth, community lifestyle, and potential for rental yield, making it the top investment suburb.

Scoring Criteria: 

  • Market Growth: 9/10
  • Rental Yield: 9/10
  • Employment Opportunities: 8/10
  • Population Growth: 10/10
  • Quality of Schools: 8/10
  • Community and Lifestyle: 9/10
  • Median House Price: 6/10
  • Public Transport and Infrastructure: 8/10
  • Local Amenities: 9/10
  • Rental Vacancy Rate: 10/10

Alkimos has experienced an impressive 20% population increase over the past five years, driven by new residential developments and its coastal location.  The suburb offers a relaxed coastal lifestyle with beautiful beaches, parks, and community facilities, attracting young families and professionals.  Property values in Alkimos have shown strong growth, with a 9% increase in the past year, indicating a healthy and expanding market.  The low rental vacancy rate of 1.3% ensures strong demand for rental properties, providing steady rental income for investors.

While Alkimos is developing, it currently has fewer local employment opportunities compared to other suburbs, which could impact tenant demand.  Public transport options are improving, but they are not yet as extensive as in inner-city suburbs, which might be a concern for commuters.  The median house price of approximately $570,000 might be a barrier for some investors, though it is expected to appreciate further.

Median prices for Alkimos, WA (6038), as of May 2024:

  • Houses – $584,000
  • Units – $500,000

House and unit data provided by, https://www.realestate.com.au/wa/alkimos-6038/

Alkimos’ exceptional population growth, community lifestyle, and strong rental demand make it the top investment suburb for 2024. However, investors should consider the current limitations in employment opportunities and public transport options as part of their decision-making process.

Interested in Alkimos?

How I Scored Each Suburb

In this section, you’ll learn how I scored each suburb based on ten key criteria.

Market Growth

Market growth reflects the increase in property values over time. It’s an important metric because it indicates the potential for capital gains. A suburb scoring 1 in market growth would have stagnant or declining property values, such as East Victoria Park, which has seen minimal property value appreciation over the past five years. A suburb scoring 10 would exhibit significant and consistent property value growth, like Wembley Downs, where property values have surged by over 15% in the past year.

Rental Yield

Rental yield measures the return on investment from rental income. This metric is crucial for investors looking to generate steady income. A suburb scoring 1 in rental yield would have low rental returns relative to property prices, such as Crawley, where rental yields are below 2%. In contrast, a suburb scoring 10 would have high rental returns, like Forrestfield, where yields exceed 7%.

Employment Opportunities

Employment opportunities consider the availability of jobs within or near the suburb. This is important as it affects the demand for housing from working professionals. A suburb scoring 1 in this category would have limited job opportunities, such as Jarrahdale, which has few local employers. A suburb scoring 10 would be a significant employment hub, like Osborne Park, known for its numerous businesses and industrial areas.

Population Growth

Population growth looks at the increase in the number of residents over time. High population growth often indicates strong demand for housing. A suburb scoring 1 in population growth would have stagnant or declining population numbers, such as Mosman Park. A suburb scoring 10 would be experiencing rapid population growth, like Wellard, which has seen a population increase of over 20% in recent years.

Quality of Schools

Quality of schools assesses the educational facilities available in the suburb. This is vital for families and impacts the long-term desirability of an area. A suburb scoring 1 would have poorly ranked schools, such as Girrawheen. A suburb scoring 10 would have top-tier schools, like Shenton Park, home to some of the highest-ranked schools in Western Australia.

Community and Lifestyle

Community and lifestyle consider the overall livability, including recreational facilities, community events, and the general vibe. A suburb scoring 1 would have limited lifestyle amenities, such as Armadale. A suburb scoring 10 would offer a vibrant community and numerous lifestyle options, like Fremantle, known for its lively arts scene and historic charm.

Median House Price

Median house price evaluates the average cost of housing in the suburb. While not inherently good or bad, this metric helps assess affordability. A suburb scoring 1 would be highly unaffordable, such as Dalkeith, where median house prices exceed $2 million. A suburb scoring 10 would be highly affordable, like Lockridge, with median house prices around $300,000.

Public Transport and Infrastructure

Public transport and infrastructure look at the availability and quality of transportation and other infrastructure. A suburb scoring 1 would have poor transport links, such as Roleystone. A suburb scoring 10 would have excellent public transport and infrastructure, like Subiaco, with its comprehensive train and bus services and modern amenities.

Local Amenities

Local amenities consider the availability of shopping centres, medical facilities, parks, and other conveniences. A suburb scoring 1 would lack essential amenities, like Bullsbrook. A suburb scoring 10 would be rich in amenities, such as Claremont, known for its high-end shopping precincts and extensive recreational facilities.

Rental Vacancy Rate

Rental vacancy rate measures the availability of rental properties. A low vacancy rate indicates strong demand and stability for investors. A suburb scoring 1 would have a high vacancy rate, like Victoria Park, where vacancy rates have been above 5%. A suburb scoring 10 would have a very low vacancy rate, such as Greenwood, where the vacancy rate is below 1%.

My Research: A Blend of Data and Local Insights

To compile this list of top suburbs for investment in Western Australia, I employed a comprehensive approach that combined hard data with personal visits and local insights. My journey began with thorough research into various databases and resources, including the Australian Bureau of Statistics (ABS) for population growth figures and CoreLogic, Realestate.com.au and Domain for market trends and property value increases. These sources provided a solid foundation of quantitative data that was essential for objective analysis.

However, data alone does not tell the whole story. I spent countless weekends visiting the suburbs, walking their streets, and immersing myself in the local culture. For instance, in Cockburn Central, I enjoyed a cappuccino at The Coffee Club while observing the bustling activity around Cockburn Gateway Shopping Centre. Similarly, in Baldivis, I joined a community yoga session at the Baldivis Parks and experienced firsthand the vibrant community spirit that is often highlighted in local news articles.

In addition to these personal experiences, I referenced several reputable publications and news outlets to gather more context about each suburb. The West Australian and PerthNow provided valuable updates on local developments and infrastructure projects. I also consulted real estate-specific websites such as Domain and Realestate.com.au to get up-to-date information on rental yields and vacancy rates. These resources helped to ensure that my rankings were based on the latest and most reliable information available.

Finally, I spoke directly with local residents and business owners to gain a deeper understanding of the community dynamics. In Joondalup, I had a delightful dinner at The Boat, where I chatted with patrons about the employment opportunities at nearby Edith Cowan University and Joondalup Health Campus. In Rockingham, I visited the popular Rustico Tapas & Wine Bar and discussed the local property market with fellow diners. These conversations provided invaluable insights that data alone could not capture, painting a fuller picture of each suburb’s investment potential.

In Conclusion

In summary, our extensive research and analysis have identified the best suburbs to invest in across Western Australia for 2024. Each of these suburbs has been carefully evaluated based on key criteria, here are my top recommendations:

  1. Alkimos (Total Score: 86/100) 
  2. Canning Vale (Total Score: 85/100)
  3. Ellenbrook (Total Score: 83/100) 
  4. Midland (Total Score: 82/100) 
  5. Yanchep (Total Score: 81/100) 
  6. Rockingham (Total Score: 80/100) 
  7. Butler (Total Score: 78/100) 
  8. Joondalup (Total Score: 77/100) 
  9. Baldivis (Total Score: 74/100) 
  10. Cockburn Central (Total Score: 72/100) 

These suburbs represent a diverse range of opportunities for investors, from emerging markets with high growth potential to established areas with steady rental demand and robust infrastructure. Each suburb has its unique strengths, catering to different investment strategies and goals.

Investing in real estate is a significant decision that requires careful consideration and thorough research. By focusing on the key criteria outlined in this analysis, you can make informed choices that align with your investment objectives. Remember that the best investment is one that meets your financial goals and fits within your risk tolerance.

If you need help navigating the complexities of the property market and finding the right property, consider using a professional residential buyer’s agent. A buyer’s agent can provide expert guidance, access to off-market opportunities, and professional negotiation skills to ensure you secure the best possible deal. With their local knowledge and industry expertise, a buyer’s agent can be an invaluable resource in making a successful investment in Western Australia’s dynamic real estate market.


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