WA6149· Pop. 18,905Canning

BULL CREEK

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

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

4.5%

rent real · price estimated

Annual growth

13.3%

modelled estimate

Vacancy rate

1.3%

modelled estimate

AI insights for BULL CREEK

Investment analysis, risks & comparisons

PREMIUM

BULL CREEK 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.

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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$850/wk

WA Bond Authority · Mar 2026

Demand change

+13.5%

annual shift

Yield × growth index

8.9

combined signal

Net yield (est.)

3.33%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+15.2%

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

Real

0.2%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

No price history available.

Market overview

BULL CREEK is a metropolitan WA suburb with strong capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro WA suburb with strong infrastructure and transport
Rental yield 4.5% with stable tenant demand
High annual growth of 13.3% — 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 2022–23

Median household income

$2,155/wk

$87k taxable p.a.

Renters

14.4%

79.9% owner-occupier

Median age

43.0 yrs

Unemployment

1.9%

Population growth

+3.0% p.a.

Investor-owned

19.0%

of all dwellings (ATO)

Houses

65%

29% apartments

Degree qualified

37.6%

bachelor's or higher (ABS)

Work from home

16.0%

of employed residents (ABS Census)

Median lot size

550 m²

Standard block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

6.7%

Some Airbnb activity

Market activity

Distance to CBD

12.7 km

Middle ring

Days on market

21 days

Fast-moving market

Auction clearance

50.7%

Balanced market

Walkability

77 / 100

Walker's paradise

Coastal proximity

10.7 km

Coastal fringe

NBN technology

FTTC

Good — fibre to curb

Population density

1,412/km²

Suburban

Schools in postcode 6149

🏫5 Primary🎓1 Secondary📚1 Combined⭐1 Special

ACARA 2025

🏫Primary (5)

Oberthur Primary School

Government · Yrs K-6

ICSEA 1174

Bull Creek Primary School

Government · Yrs K-6

ICSEA 1139

West Leeming Primary School

Government · Yrs K-6

ICSEA 1126

Banksia Park Primary School

Government · Yrs K-6

ICSEA 1109

Leeming Primary School

Government · Yrs K-6

ICSEA 1107

🎓Secondary (1)

Leeming Senior High School

Government · Yrs 7-12

ICSEA 1077

📚Combined (1)

All Saints' College

Independent · Yrs PP-12

ICSEA 1162

⭐Special (1)

Leeming Senior High School Education Support Centre

Government · Yrs 7-12

ICSEA 1036

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

Safety index

Moderate

79/ 100

6.3 offences / 100 persons

⚠ Modelled estimate · details

School quality

Top tier

1116ICSEA · national avg 1000

8 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

66/ 100

🚆 5 train🚌 53 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in BULL CREEK

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