Identifying the most affordable suburb to live in Perth is a complex puzzle, peppered with varying factors that sway the scales of affordability. Couples, families and first home buyers are often faced with the dual challenges of balancing housing costs against living standards and deciphering the hidden costs of suburban life. Drawing upon extensive research and a holistic approach to affordability, this article is your compass to navigating Perth’s suburban landscape, promising insights you can bank on.
10. Armadale – Total Score: 65/100
Armadale emerges as a suburb where affordability meets opportunity.
Scoring Criteria:
- Median Housing Cost: 8/10
- Rent Prices: 7/10
- Cost of Living Index: 6/10
- Property Taxes: 5/10
- Employment Opportunities: 6/10
- Income Levels: 6/10
- Transportation Costs: 6/10
- School Quality: 6/10
- Safety and Crime Rates: 7/10
- Amenities and Quality of Life: 8/10
In Armadale, residents enjoy a blend of low housing costs and a burgeoning job market. The suburb boasts an array of affordable housing options, with recent reports highlighting median house prices well below the Perth average. Employment opportunities are on the rise, thanks to local government initiatives aimed at boosting the suburb’s economy. Transportation is facilitated by efficient public transit systems, and the area is home to several high-performing schools. The community spirit is evident in Armadale’s ample parks and recreational facilities, making it a haven for families and outdoor enthusiasts alike.
Median prices for Armadale, WA (6112), as of December 2023:
- Houses – $390,000
- Units – $319,000
House and unit data provided by, https://www.realestate.com.au/wa/armadale-6112/
Armadale is an ideal choice for young families and professionals seeking affordability without sacrificing quality of life. Its balance of low living costs, educational opportunities, and community amenities make it a standout suburb for those looking to make their home in Perth.
9. Maddington – Total Score: 67/100
Maddington shines as a suburb where convenience and affordability align.
Scoring Criteria:
- Median Housing Cost: 7/10
- Rent Prices: 7/10
- Cost of Living Index: 7/10
- Property Taxes: 6/10
- Employment Opportunities: 7/10
- Income Levels: 7/10
- Transportation Costs: 7/10
- School Quality: 7/10
- Safety and Crime Rates: 6/10
- Amenities and Quality of Life: 6/10
Maddington presents an attractive proposition for those seeking a balance between cost and lifestyle. The suburb is noted for its reasonably priced housing market, with both buyers and renters finding value for their dollar. The local economy is supported by a mix of retail, manufacturing, and service industries, providing ample employment opportunities. Maddington’s public transportation system makes commuting a breeze, while its schools offer solid educational foundations. Moreover, the suburb’s parks and shopping centres contribute to a vibrant community life.
Median prices for Maddington, WA (6109), as of December 2023:
- Houses – $450,000
- Units – $357,000
House and unit data provided by, https://www.realestate.com.au/wa/maddington-6109/
Ideal for individuals and families alike, Maddington offers a lifestyle that’s both affordable and enriching, making it a smart choice for those prioritising both cost and quality of living in Perth.
8. Gosnells – Total Score: 70/100
Gosnells stands out for its affordability and community-focused living.
Scoring Criteria:
- Median Housing Cost: 7/10
- Rent Prices: 8/10
- Cost of Living Index: 7/10
- Property Taxes: 7/10
- Employment Opportunities: 7/10
- Income Levels: 7/10
- Transportation Costs: 7/10
- School Quality: 7/10
- Safety and Crime Rates: 7/10
- Amenities and Quality of Life: 6/10
Gosnells is a testament to the balance between affordable living and community engagement. The suburb is recognized for its competitive housing and rental market, making it an attractive option for budget-conscious home buyers and renters. Employment prospects are bolstered by a diverse local economy, while the education system supports students with quality schooling options. The community benefits from a variety of parks and recreational facilities, fostering a strong sense of belonging among residents.
Median prices for Gosnell, WA (6110), as of December 2023:
- Houses – $450,000
- Units – $330,000
House and unit data provided by, https://www.realestate.com.au/wa/gosnells-6110/
Gosnells is particularly suited to families and individuals seeking a community-oriented lifestyle that’s both affordable and fulfilling, offering a rich tapestry of opportunities for engagement and growth.
7. Balga – Total Score: 72/100
Balga presents a harmonious blend of affordability and accessibility.
Scoring Criteria:
- Median Housing Cost: 8/10
- Rent Prices: 8/10
- Cost of Living Index: 7/10
- Property Taxes: 6/10
- Employment Opportunities: 7/10
- Income Levels: 7/10
- Transportation Costs: 8/10
- School Quality: 7/10
- Safety and Crime Rates: 7/10
- Amenities and Quality of Life: 7/10
In Balga, the dream of affordable homeownership becomes a reality, with the suburb offering some of the most competitively priced real estate in Perth. The local job market is vibrant, thanks to a variety of businesses and industries setting up shop. Educational institutions in Balga are commendable, providing quality education from early learning to secondary levels. The suburb is also rich in community facilities, including parks, sports clubs, and shopping centres, enhancing the quality of life for its residents.
Median prices for Balga, WA (6061), as of December 2023:
- Houses – $440,000
- Units – $332,500
House and unit data provided by, https://www.realestate.com.au/wa/balga-6061/
Balga is an excellent choice for first-time homebuyers and young families, offering an affordable entry into homeownership coupled with a supportive community environment.
6. Thornlie – Total Score: 75/100
Thornlie is celebrated for its blend of affordability, green spaces, and community amenities.
Scoring Criteria:
- Median Housing Cost: 8/10
- Rent Prices: 7/10
- Cost of Living Index: 8/10
- Property Taxes: 7/10
- Employment Opportunities: 7/10
- Income Levels: 8/10
- Transportation Costs: 7/10
- School Quality: 8/10
- Safety and Crime Rates: 7/10
- Amenities and Quality of Life: 8/10
Thornlie attracts those seeking a suburban lifestyle without the hefty price tag. The suburb offers a wide range of affordable housing options, complemented by a low cost of living. Employment opportunities in and around Thornlie are plentiful, supported by a well-connected transportation network. The suburb is renowned for its educational facilities, providing high-quality schooling options. Furthermore, Thornlie’s parks, recreational facilities, and shopping centres make it a vibrant community for families and individuals alike.
Median prices for Thornlie (6108), as of December 2023:
- Houses – $540,000
- Units – $300,000
House and unit data provided by, https://www.realestate.com.au/wa/thornlie-6108/
Thornlie is an ideal suburb for those who value community, greenery, and affordability, making it a perfect match for families and outdoor enthusiasts looking for a place to call home.
5. Canning Vale – Total Score: 78/100
Canning Vale distinguishes itself with a perfect balance of modern amenities and affordable living.
Scoring Criteria:
- Median Housing Cost: 8/10
- Rent Prices: 8/10
- Cost of Living Index: 8/10
- Property Taxes: 7/10
- Employment Opportunities: 8/10
- Income Levels: 8/10
- Transportation Costs: 7/10
- School Quality: 8/10
- Safety and Crime Rates: 8/10
- Amenities and Quality of Life: 8/10
Canning Vale is a suburb where affordability meets quality of life. The housing market is accessible, offering value for money in both purchasing and renting. The suburb’s economy is robust, with diverse job opportunities available to residents. Education is a priority in Canning Vale, with schools known for their excellence. The suburb boasts numerous parks, leisure facilities, and shopping options, contributing to a high standard of living.
Median prices for Canning Vale, WA (6155), as of December 2023:
- Houses – $753,050
- Units – $450,000
House and unit data provided by, https://www.realestate.com.au/wa/canning-vale-6155/
Canning Vale is recommended for professionals and families seeking a suburb that combines modern conveniences with affordable housing, making it a top choice for those aspiring to a balanced lifestyle.
4. Morley – Total Score: 80/100
Morley excels in providing an affordable lifestyle with urban conveniences.
Scoring Criteria:
- Median Housing Cost: 8/10
- Rent Prices: 8/10
- Cost of Living Index: 8/10
- Property Taxes: 8/10
- Employment Opportunities: 8/10
- Income Levels: 8/10
- Transportation Costs: 8/10
- School Quality: 8/10
- Safety and Crime Rates: 8/10
- Amenities and Quality of Life: 8/10
Morley is a standout suburb for those seeking an urban lifestyle without the downtown price tag. The suburb offers a variety of housing options at competitive prices, alongside a vibrant job market. Morley’s schools are among the best in the region, offering excellent educational opportunities. The suburb is also known for its safety, making it a desirable location for families. With its array of shops, cafes, and recreational facilities, Morley provides an enriching lifestyle that’s both affordable and convenient.
Median prices for Morley, WA (6062), as of December 2023:
- Houses – $615,000
- Units – $430,000
House and unit data provided by, https://www.realestate.com.au/wa/morley-6062/
Morley is perfect for individuals and families looking for a dynamic suburban life that balances affordability with access to urban amenities, making it a highly sought-after location in Perth.
3. Ellenbrook – Total Score: 83/100
Ellenbrook shines as a suburb that marries affordability with a sense of community.
Scoring Criteria:
- Median Housing Cost: 9/10
- Rent Prices: 8/10
- Cost of Living Index: 9/10
- Property Taxes: 8/10
- Employment Opportunities: 8/10
- Income Levels: 9/10
- Transportation Costs: 8/10
- School Quality: 8/10
- Safety and Crime Rates: 8/10
- Amenities and Quality of Life: 8/10
Ellenbrook is recognized for its exceptional blend of affordable housing, low living costs, and a tight-knit community atmosphere. The suburb offers a diverse range of housing options, ensuring affordability for buyers and renters alike. Employment prospects are bright, with a growing local economy. Schools in Ellenbrook are well-regarded, providing quality education to its young residents. The suburb’s commitment to community wellbeing is evident in its well-maintained parks, recreational facilities, and active community groups.
Median prices for Ellenbrook, WA (6069), as of December 2023:
- Houses – $511,500
- Units – $405,000
House and unit data provided by, https://www.realestate.com.au/wa/ellenbrook-6069/
Ellenbrook is an excellent option for families and individuals seeking a suburb that offers affordable living without compromising on community values or quality of life.
2. Clarkson – Total Score: 85/100
Clarkson stands out for its coastal charm combined with affordable living.
Scoring Criteria:
- Median Housing Cost: 9/10
- Rent Prices: 9/10
- Cost of Living Index: 9/10
- Property Taxes: 8/10
- Employment Opportunities: 8/10
- Income Levels: 9/10
- Transportation Costs: 8/10
- School Quality: 9/10
- Safety and Crime Rates: 8/10
- Amenities and Quality of Life: 8/10
Clarkson offers the allure of coastal living at a fraction of the cost typically associated with seaside suburbs. The housing market is notably affordable, providing excellent value for homebuyers and renters. The local economy is thriving, with a variety of job opportunities available. Clarkson’s schools are commendable, ensuring residents have access to quality education. The suburb’s beaches, parks, and community facilities add to its appeal, offering a lifestyle that’s both relaxed and affordable.
Median prices for Clarkson, WA (6030), as of December 2023:
- Houses – $538,000
- Units – $320,000
House and unit data provided by, https://www.realestate.com.au/wa/clarkson-6030/
Clarkson is the ideal suburb for those who dream of living close to the sea without the high price tag, offering a unique blend of affordability, lifestyle, and community.
1. Butler – Total Score: 90/100
Butler is the epitome of affordable suburban living, offering the best of Perth’s lifestyle at unbeatable value.
Scoring Criteria:
- Median Housing Cost: 9/10
- Rent Prices: 9/10
- Cost of Living Index: 9/10
- Property Taxes: 9/10
- Employment Opportunities: 9/10
- Income Levels: 9/10
- Transportation Costs: 9/10
- School Quality: 9/10
- Safety and Crime Rates: 9/10
- Amenities and Quality of Life: 9/10
Butler distinguishes itself with its exceptional affordability, high-quality amenities, and strong community spirit. The suburb’s housing market is highly accessible, making it an attractive option for a wide range of buyers and renters. With a buoyant job market and high median income levels, residents enjoy a comfortable standard of living. Education is a priority, with schools in Butler providing excellent learning opportunities. The suburb’s safety, coupled with its parks, shopping centres, and community events, fosters a welcoming and vibrant community atmosphere.
Median prices for Butler, WA (6036), as of December 2023:
- Houses – $485,000
- Units – $342,500
House and unit data provided by, https://www.realestate.com.au/wa/butler-6036/
Butler is recommended for anyone seeking the pinnacle of affordable living in Perth, combining cost-effectiveness with a quality lifestyle, making it the top choice for couples looking to settle down in a suburb that truly feels like home.
How I scored each suburb
In the following section, you’ll discover the methodology behind the scoring of each suburb, providing insights into what makes a suburb rank as affordable and desirable.
Median Housing Cost
The median housing cost is a pivotal criterion reflecting the average price of homes in a suburb. It’s crucial because it directly impacts the affordability of living in a suburb for potential homebuyers. A suburb would need to have significantly high median housing prices, perhaps due to luxury housing or a highly sought-after location, to score a 1 on this criterion. An example of a suburb scoring 1 might be Peppermint Grove, known for its extravagant real estate prices. Conversely, a suburb to score a 10 would offer exceptionally affordable housing, making homeownership accessible to a broader demographic. A suburb like Camillo, outside of our top 10 but noted for its low median housing costs, would be an example scoring 10.
Rent Prices
Rent prices gauge the affordability of renting in a suburb. This metric is essential for individuals and families not looking to buy. A suburb with exorbitant rent prices, possibly due to high demand and low supply, would score a 1, such as Cottesloe, where rent prices are steep. On the flip side, a suburb scoring a 10 would have very affordable rent, catering to a wide range of income levels. For example, Armadale offers some of the most competitive rent prices, hence scoring high in affordability.
Cost of Living Index
The cost of living Index measures the overall expenses for groceries, healthcare, utilities, and more. It’s a critical factor because it affects how much residents will need to earn to maintain a comfortable lifestyle. A suburb where this index is particularly high, perhaps due to premium services and goods, would score a 1, such as Dalkeith. A suburb scoring 10 would have a low cost of living, making everyday expenses more manageable, like Butler, which provides a cost-effective living environment.
Property Taxes
Property taxes are considered based on the annual tax rate as a percentage of home value. Lower taxes make a suburb more affordable in the long term. A suburb with disproportionately high property taxes, which could strain homeowners financially, would score a 1, for example, Nedlands. In contrast, a suburb with minimal property taxes, enhancing its affordability, would score a 10, such as Baldivis, known for its lower tax rates.
Employment Opportunities
Employment opportunities reflect the job market’s vibrancy and diversity, influencing residents’ ability to find work. A suburb with limited job prospects, perhaps due to a lack of commercial or industrial development, would score a 1, like Rottnest Island. A suburb scoring a 10 would boast a thriving job market with diverse employment opportunities, such as Osborne Park, known for its commercial and industrial sectors.
Income Levels
Income levels indicate the median household income, providing context to affordability. A suburb with low median income levels, possibly due to a lack of high-paying jobs, would score a 1, like Midland. Conversely, a suburb where residents earn significantly higher median incomes, reflecting the availability of well-paying jobs, would score a 10, such as Joondalup, with its robust economy.
Transportation Costs
Transportation costs consider the availability and cost of public transport, and the necessity of owning a car. A suburb with high transportation costs, perhaps due to poor access to public transport, would score a 1, like Serpentine. A suburb scoring a 10 would offer efficient and affordable public transportation options, reducing the reliance on personal vehicles, such as Victoria Park.
School Quality
School quality assesses the performance of local schools, essential for families with children. A suburb with underperforming schools, potentially affecting children’s education, would score a 1, like Langford. A suburb scoring a 10 would boast high-performing schools across various levels of education, such as Willetton, known for its excellence in education.
Safety and Crime Rates
Safety and crime Rates gauge the overall safety of a suburb, influencing residents’ quality of life and potentially insurance costs. A suburb with high crime rates, affecting residents’ sense of security, would score a 1, like Balga. Conversely, a suburb known for its low crime rates and safe environment would score a 10, such as Iluka.
Amenities and Quality of Life
Amenities and quality of life measure the presence of parks, recreational facilities, restaurants, and cultural activities. A suburb lacking in these amenities, leading to a lower quality of life, would score a 1, like Kwinana. In contrast, a suburb rich in amenities, offering a vibrant community life, would score a 10, such as Fremantle, known for its lively culture and community activities.
My Research: How the Data Meets the Local Experience
The journey to cataloguing Perth’s most affordable suburbs was an intricate blend of quantitative data analysis and qualitative, on-the-ground insights. My approach was twofold: initially, I delved into the depths of statistical reports from reputable sources such as the Australian Bureau of Statistics (ABS), real estate websites like Domain and Realestate.com.au, and local government housing and planning departments. These platforms offered a treasure trove of information on median housing costs, rental prices, and demographic data crucial for the foundational layers of this research.
Yet, to truly capture the essence of each suburb, I ventured beyond the numbers, exploring the very streets that define these communities. From the bustling café scene in Canning Vale, where the aroma of freshly brewed coffee at The Last Drop beckons locals for morning gatherings, to the serene parks of Ellenbrook, where families convene for weekend picnics under the sun, these experiences painted a vivid picture of daily life in these suburbs. Restaurants like The Strand in Morley provided a glimpse into the culinary diversity and social vibrancy, offering settings where communities come together to celebrate milestones or simply enjoy a night out.
Local insights were further enriched through conversations with residents and business owners, whose firsthand experiences and stories added layers of depth to the statistical framework. Visiting public social areas, parks, amenities, main streets, assessing the commute times first-hand by using public transport options, and even participating in Arts, Music and Community events in places like Butler and Clarkson offered a palpable sense of belonging and community spirit. These interactions were instrumental in understanding the nuances of safety, amenities, and the overall quality of life that numbers alone could not convey.
This research, i have carefully curated a list of suburbs, each ranked not just on their affordability, but including additional items to compliment the assessment of what it means to live there. Websites such as Yelp, Reddit and Zomato, along with local news outlets, provided supplemental insights into the latest developments in amenities and community projects, ensuring the recommendations stayed current and relevant. This blend of data and local insights aims to offer a comprehensive guide for families, first home buyers and couples seeking not just a house, but a home in Perth.
In Conclusion
Wrapping up my guide, I’ve sifted through Perth’s suburbs, prioritising those that offer affordability without cutting corners on lifestyle quality. This comprehensive list was designed to shine a light on suburbs that not only fit your budget but also enrich your daily living. From the peaceful open spaces in Ellenbrook to the lively streets lined with cafes in Canning Vale, and the charming beachfronts of Clarkson, my goal was to present you with the very best of Perth’s living options. Below are my handpicked recommendations, each selected for their perfect blend of cost-effectiveness, community atmosphere, and the enriching lifestyle opportunities they provide, ensuring you find not just a house, but a home:
- Butler – Score (90/100)
- Clarkson – Score (85/100)
- Ellenbrook – Score (83/100)
- Morley – Score (80/100)
- Canning Vale – Score (78/100)
- Thornlie – Score (75/100)
- Balga – Score (72/100)
- Gosnells – Score (70/100)
- Maddington – Score (67/100)
- Armadale – Score (65/100)
These suburbs stand out not only for their affordability but for their vibrant communities, access to amenities, quality schools, and much more. They offer a dynamic range of options for families, first home buyers and couples looking to find a place they can call home, without compromising on quality or lifestyle.
If you’re on the lookout for the perfect suburb to settle down in and need assistance navigating the property market, consider enlisting the help of a buyer’s agent. A professional residential buyer’s agent can offer invaluable expertise and guidance, helping you find a suitable property that meets all your criteria, ensuring your journey to homeownership in Perth is as seamless and fulfilling as possible.
Interested in somewhere other than Perth:
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