BENCUBBIN
Investor score
58
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
2.1%
rent real · price estimated
Annual growth
9.9%
modelled estimate
Vacancy rate
1.0%
modelled estimate
AI insights for BENCUBBIN
Investment analysis, risks & comparisons
BENCUBBIN 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
$135/wk
WA Bond Authority · Mar 2026
Demand change
+10.9%
annual shift
Yield × growth index
6.0
combined signal
Net yield (est.)
5.42%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+10.3%
est. compound, long-run avg
10-yr growth (CAGR)
+3.5%
est. compound, long-run avg
Rental demand
66 / 100
Strong demand
Supply pipeline
Est.0.7%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
No price history available.
Market overview
BENCUBBIN is a WA suburb offering lower rental yield and strong price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 2.1% with stable tenant demand
- High annual growth of 9.9% — outperforming state average
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,406/wk
$45k taxable p.a.
Renters
28.1%
57.3% owner-occupier
Median age
47.0 yrs
Unemployment
4.7%
Population growth
+1.2% p.a.
Investor-owned
11.0%
of all dwellings (ATO)
Houses
77%
6% apartments
Degree qualified
12.7%
bachelor's or higher (ABS)
Work from home
8.6%
of employed residents (ABS Census)
Median lot size
1.5 ha
Large block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
0.2%
Mostly long-term tenants
Market activity
Distance to CBD
236.6 km
Regional
Days on market
37 days
Normal turnover
Auction clearance
24.3%
Buyer's market
Walkability
0 / 100
Car-dependent
Coastal proximity
236.6 km
Inland
NBN technology
FTTNStandard — fibre to node
Population density
28/km²
Rural / semi-rural
Schools in postcode 6477
🏫Primary (1)
Bencubbin Primary School
Government · Yrs K-6
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
Below average1 school in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
12
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
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 BENCUBBIN
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