BEDFORDALE
Investor score
74
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
3.4%
rent real · price estimated
Annual growth
13.5%
modelled estimate
Vacancy rate
0.8%
modelled estimate
AI insights for BEDFORDALE
Investment analysis, risks & comparisons
BEDFORDALE shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
Median rent
$650/wk
WA Bond Authority · Mar 2026
Demand change
+14.0%
annual shift
Yield × growth index
8.4
combined signal
Net yield (est.)
2.10%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.7%
est. compound, long-run avg
10-yr growth (CAGR)
+4.4%
est. compound, long-run avg
Rental demand
71 / 100
Very high rental demand
Supply pipeline
Est.2.6%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
BEDFORDALE is a metropolitan WA suburb with strong capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro WA suburb with strong infrastructure and transport
- Rental yield 3.4% with stable tenant demand
- High annual growth of 13.5% — outperforming state average
- Very low vacancy rate — high rental demand
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,853/wk
$87k taxable p.a.
Renters
22.7%
74.9% owner-occupier
Median age
33.0 yrs
Unemployment
2.0%
Population growth
+3.0% p.a.
Investor-owned
9.0%
of all dwellings (ATO)
Houses
65%
29% apartments
Degree qualified
32.8%
bachelor's or higher (ABS)
Work from home
17.2%
of employed residents (ABS Census)
Median lot size
580 m²
Standard block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
4.3%
Some Airbnb activity
Market activity
Distance to CBD
26.5 km
Outer suburbs
Days on market
17 days
Fast-moving market
Auction clearance
50.8%
Balanced market
Walkability
32 / 100
Some errands walkable
Coastal proximity
26.3 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
1,417/km²
Suburban
Schools in postcode 6112
🏫Primary (14)
Harrisdale Primary School
Government · Yrs K-6
Aspiri Primary School
Government · Yrs K-6
Piara Waters Primary School
Government · Yrs K-6
North Harrisdale Primary School
Government · Yrs K-6
Riva Primary School
Government · Yrs K-6
Pioneer Village School
Independent · Yrs PP-6
Xavier Catholic School
Catholic · Yrs PP-6
Armadale Primary School
Government · Yrs K-6
Forrestdale Primary School
Government · Yrs K-6
Kingsley Primary School
Government · Yrs K-6
Challis Community Primary School
Government · Yrs K-6
Willandra Primary School
Government · Yrs K-6
Neerigen Brook Primary School
Government · Yrs K-6
Gwynne Park Primary School
Government · Yrs K-6
🎓Secondary (5)
Harrisdale Senior High School
Government · Yrs 7-12
Piara Waters Senior High School
Government · Yrs 7-9
John Calvin Christian College
Independent · Yrs 7-12
Armadale Senior High School
Government · Yrs 7-12
Cecil Andrews College
Government · Yrs 7-12
📚Combined (7)
Carey Baptist College
Independent · Yrs PP-12
Carey Baptist College Forrestdale
Independent · Yrs PP-12
St John Bosco College
Catholic · Yrs PP-12
Australian Islamic College (Forrestdale)
Independent · Yrs PP-9
Australian Christian College - Darling Downs
Independent · Yrs PP-10
Southern Hills Christian College
Independent · Yrs PP-12
Dale Christian College WA
Independent · Yrs PP-12
⭐Special (2)
Gwynne Park Education Support Centre
Government · Yrs K-6
Armadale Education Support Centre
Government · Yrs 7-12
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
School quality
Average28 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
39
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
Properties in BEDFORDALE
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