WEST LAKES
Investor score
61
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
$1,350,000
SA Gov · 2025
Rent yield
2.7%
computed from govt data
Annual growth
1.9%
annualised from govt data
Vacancy rate
1.0%
modelled estimate
AI insights for WEST LAKES
Investment analysis, risks & comparisons
WEST LAKES 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
$693/wk
SA Housing Trust · Q1 2026
Demand change
+5.5%
annual shift
Yield × growth index
2.3
combined signal
Net yield (est.)
2.03%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.2%
est. compound, long-run avg
10-yr growth (CAGR)
+8.1%
est. compound, long-run avg
Rental demand
61 / 100
Strong demand
Supply pipeline
Real6.5%
new dwellings approved / stock · ABS 2024-25
High supply risk
5-year price history
Source: SA Gov · 2025 · all sources
Market overview
WEST LAKES is a metropolitan SA suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro SA suburb with strong infrastructure and transport
- Rental yield 2.7% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,548/wk
$85k taxable p.a.
Renters
15.8%
77.8% owner-occupier
Median age
54.0 yrs
Unemployment
3.7%
Population growth
+2.7% p.a.
Investor-owned
16.0%
of all dwellings (ATO)
Houses
58%
37% apartments
Degree qualified
39.3%
bachelor's or higher (ABS)
Work from home
21.8%
of employed residents (ABS Census)
Median lot size
540 m²
Standard block
Household size
2.2 persons
avg per dwelling (ABS Census)
Short-term rental
7.5%
Some Airbnb activity
Market activity
Distance to CBD
12.0 km
Middle ring
Days on market
40 days
Normal turnover
Auction clearance
68.0%
Strong demand
Walkability
97 / 100
Walker's paradise
Coastal proximity
12.7 km
Coastal fringe
NBN technology
FTTPFastest — full fibre to premises
Population density
1,103/km²
Suburban
Liveability & safety
Safety index
High crime9.7 offences / 100 persons
Source: SA Police · 2024-25
School quality
Above average6 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
38
/ 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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