WATERLOO
Investor score
53
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
8.4%
rent real · price estimated
Annual growth
7.0%
modelled estimate
Vacancy rate
0.8%
modelled estimate
AI insights for WATERLOO
Investment analysis, risks & comparisons
WATERLOO 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
$500/wk
WA Bond Authority · Mar 2026
Demand change
+4.7%
annual shift
Yield × growth index
7.7
combined signal
Net yield (est.)
3.46%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+11.9%
est. compound, long-run avg
10-yr growth (CAGR)
+4.1%
est. compound, long-run avg
Rental demand
66 / 100
Strong demand
Supply pipeline
Est.1.7%
new dwellings approved / stock · Modelled estimate
Moderate supply
5-year price history
No price history available.
Market overview
WATERLOO is a WA suburb offering high 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
- Strong rental yield of 8.4%
- High annual growth of 7.0% — 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
$1,375/wk
$60k taxable p.a.
Renters
14.8%
73.8% owner-occupier
Median age
49.0 yrs
Unemployment
5.1%
Population growth
+2.5% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
69%
13% apartments
Degree qualified
24.0%
bachelor's or higher (ABS)
Work from home
14.5%
of employed residents (ABS Census)
Median lot size
760 m²
Large block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
4.1%
Some Airbnb activity
Market activity
Distance to CBD
154.5 km
Regional
Days on market
28 days
Normal turnover
Auction clearance
38.6%
Buyer's market
Walkability
43 / 100
Very walkable
Coastal proximity
14.6 km
Coastal fringe
NBN technology
FTTCGood — fibre to curb
Population density
883/km²
Suburban
Liveability & safety
School quality
Average2 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
25
/ 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
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