WA6054· Pop. 21,029Swan

EDEN HILL

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

3.3%

rent real · price estimated

Annual growth

14.3%

modelled estimate

Vacancy rate

1.0%

modelled estimate

AI insights for EDEN HILL

Investment analysis, risks & comparisons

PREMIUM

EDEN HILL 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.

AI insights locked

Investment analysis · Risk assessment · Suburb comparisons

Unlock with Premium

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

Median rent

$675/wk

WA Bond Authority · Mar 2026

Demand change

+15.0%

annual shift

Yield × growth index

8.8

combined signal

Net yield (est.)

2.35%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+16.3%

est. compound, long-run avg

10-yr growth (CAGR)

+4.5%

est. compound, long-run avg

Rental demand

72 / 100

Very high rental demand

Supply pipeline

Est.

2.8%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

No price history available.

Market overview

EDEN HILL 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 3.3% with stable tenant demand
High annual growth of 14.3% — 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

$1,600/wk

$88k taxable p.a.

Renters

27.2%

70.1% owner-occupier

Median age

39.0 yrs

Unemployment

2.3%

Population growth

+3.0% p.a.

Investor-owned

12.0%

of all dwellings (ATO)

Houses

16%

69% apartments

Degree qualified

45.0%

bachelor's or higher (ABS)

Work from home

28.9%

of employed residents (ABS Census)

Median lot size

200 m²

Compact block

Household size

2.4 persons

avg per dwelling (ABS Census)

Short-term rental

12.8%

Active STR market

Market activity

Distance to CBD

9.4 km

Middle ring

Days on market

20 days

Fast-moving market

Auction clearance

50.9%

Balanced market

Walkability

55 / 100

Very walkable

Coastal proximity

9.5 km

Near coast

NBN technology

FTTP

Fastest — full fibre to premises

Population density

5,604/km²

Very dense urban

Schools in postcode 6054

🏫8 Primary🎓2 Secondary⭐1 Special

ACARA 2025

🏫Primary (8)

St Michael's School

Catholic · Yrs PP-6

ICSEA 1109

Bassendean Primary School

Government · Yrs K-6

ICSEA 1096

Casa Mia Montessori Community School

Independent · Yrs PP-6

ICSEA 1094

Good Shepherd Catholic School

Catholic · Yrs PP-6

ICSEA 1064

Anzac Terrace Primary School

Government · Yrs K-6

ICSEA 1025

Eden Hill Primary School

Government · Yrs K-6

ICSEA 1019

Ashfield Primary School

Government · Yrs K-6

ICSEA 923

Lockridge Primary School

Government · Yrs K-6

ICSEA 851

🎓Secondary (2)

Cyril Jackson Senior Campus

Government · Yrs 11-12

ICSEA 962

Kiara College

Government · Yrs 7-12

ICSEA 804

⭐Special (1)

Cyril Jackson Senior Campus Education Support Centre

Government · Yrs 10-12

ICSEA 973

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

70/ 100

9.0 offences / 100 persons

⚠ Modelled estimate · details

School quality

Average

993ICSEA · national avg 1000

11 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

51/ 100

🚆 3 train🚌 36 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

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 EDEN HILL

View listings

Local professionals

Connect with agents and building inspectors who operate in EDEN HILL. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.

Create a free account to message agents and inspectors directly.

Premium feature

Full suburb intelligence is available to Premium subscribers. Unlock unlimited research, scoring, and market signals.

Upgrade to Premium