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Suburb profile ·Nedlands LGA · WA ·6009

Nedlands WA 6009

Nedlands is in Nedlands LGA, WA, postcode 6009, with population 10,561.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$750/wk
Falling
-11.8% YoY
Oct 2024 → May 2026 · 20 periods
WA rental bonds · suburb grain · May 2026
$1050
$705
Oct 2024May 2026
Why it fits

Recent price movement shows visible market momentum. Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Premium pricing raises the bar for yield, affordability, and downside checks. Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$2.7M
House median, latest period
↑10.5%YoY D10 vs AU
Median rent
$750/wk
Income-stretched rent market
↓11.8%YoY D10 vs AU
Gross yield
1.4%
Low yield band
D3 vs AU
Population
10,561
11K local footprint
D10 vs AU
Schools
2
Matched school context
D8 vs AU
Drive to city
12 min
7.8 km to Perth CBD · free-flow
Transit to city
28 min
Public transport to Perth CBD · weekday 8am
Solar
2,604
188 added 12mo · 18MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House, unit and vacant land medians · ABS + state datasets

Houses to 2026 · Units to 2024 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2017Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+11.9%
5-yr
+7.8%
Affordability trajectoryWorsening
Price
+6.1%/yr
Income
+2.9%/yr

Growth in median price vs median household income — worsening — prices outgrowing incomes.

Yield trend2.3% → 2.0% (-0.3pp · price outgrowing rent)
Indicative cashflow-$2,125/wk (-$110,526/yr) · interest-only @ 6.4%, 80% LVR
Rent stabilityvolatile — rents vary ±11.0% around trend
Value vs advantage+118% vs suburbs of similar SEIFA advantage (decile 10)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Dgrade · 38/100 · top 62% of 3,604AU suburbs
Peer distributionstronger than 38% of AU suburbs
WeakerTypicalStronger
Capital growth54
Rental yield18
Stability71
Volatility-7.7ppCycle-2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Nedlands

Owner-occupied 73%Rented 27%
Investor activityATO
Negatively geared7.1%
890 of 2,406 landlords
Avg rental loss$14,907/yr
Landlords (rental income)2,406
Reported capital gains2,643
Investor exposure index(moderate vs national)62.8/100
The read

Owner-occupier stronghold

71% of homes here are owner-occupied and 26% rented, with 7% of landlords negatively geared.

Why it fits

71% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 1.4% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
109%
of household income to service a new loan
24.7 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $13,376/mo vs median rent $3,250/mo (+312% · +$2337/wk)

If rates move

At 4.2%: $10,680/mo (-2,696) · at 6.2% (current): $13,376/mo · at 8.2%: $16,331/mo (+2,955)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
18.5x
median home price as a multiple of annual household income
Stretched
Renting
26%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $3,347/mo, while renters pay about $3,250/mo — owning runs $97/mo higher on these medians.

Median price
$2.73M
Household income · yr
$147K
Median rent · wk
$750
Owner mortgage · mo
$3,347
Gross yield
1.4%

Household income

ABS Census · ATO
$147K household · yr+72.2% vs WA suburb median
Personal
$58K
Family
$198K
Household
$147K
Household income distribution (ABS Census 2021 · weekly)fewer than 38% could service the median house
Under $300
128
$300-649
240
$650-999
262
$1,000-1,499
333
$1,500-1,999
316
$2,000-2,999
512
$3,000-3,999
330
$4,000+
1,327

Serviceability line: a household needs about $10,289/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 47% of households here would spend more than 30% of income on rent (rent stress line: $2,500/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$57K → $64K

Housing stock and tenure

ABS Census 2021
Tenure (3,711 households)1.3% social housing
Owned outright
43%
Owned with mortgage
27%
Rented
26%
Dwelling structure7.3% of dwellings unoccupied on census night
Separate house
75%
Townhouse / semi
16%
Flat / apartment
9%

Getting to work: 63% drive, 10% public transport, 10% walk or cycle, 14% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total2
Avg ICSEA1177
Students831
Government2
  • Hollywood Primary SchoolPrimary · Government · ICSEA 1174
  • Nedlands Primary SchoolPrimary · Government · ICSEA 1180

Livability

OSM · GTFS · schools + hospitals
96/ 100 livability index

Top 4% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 96% of Australian suburbs
WeakerTypicalStronger
Everyday access97
Public transport (74 stops)92
Schools & hospitals92

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Development screen

Could a secondary dwelling be worth investigating?

More supporting context
ancillary dwelling / granny flat screening context Low broad constraint context

Policy position

Official policy reviewed

R-Codes Volume 1 apply across WA and are administered by local government; compliant ancillary dwellings can be proposed on residential zoned land including grouped/multiple dwellings and strata lots.

Rental use: Same-title ancillary dwellings can be relevant to hosted accommodation rules; check STRA registration and local government requirements where used short-term.

Open official policy source

Separate houses

69.7%

Suburb share of occupied private dwellings recorded as separate houses.

8.3 pp below the state median

State median 78.0% · 438 valid suburbs

Residential-zone context

Not staged

A comparable planning-zone layer is not staged for this state.

Rental households

26.1%

Demand context only; it does not establish permission to rent a secondary dwelling.

Near the state median

State median 24.1% · 438 valid suburbs

Mapped hazards

Not staged

No broad-area layer staged for this suburb. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official ancillary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Nedlands unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Nedlands, WA 6009 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

Code baseline only

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

No local compliance layer is staged.

This is missing evidence, not evidence that the property has no constraints.

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Short-term rentals

Inside Airbnb
31
active listings · ~2.9 per 1,000 residents
77%
entire homes (vs private rooms)
55%
run by multi-listing operators
Investment view Estimated
$200
median nightly (entire home)
20%
estimated occupancy
$19,436
estimated annual revenue (gross)

Estimated short-let income is 0.5× the $39,000/yr a long-term let would earn at the median rent — before management fees, cleaning, vacancy beyond the occupancy model, and short-stay regulation.

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Population outlook

ABS projection · Nedlands - Dalkeith - Crawley SA2 area · 2022 base
19,700 people · 202221,346 by 2032 (+8.4%)

ABS population projection (2022 base) for the Nedlands - Dalkeith - Crawley SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Nedlands WA — Property Data and Demographics

Nedlands is a well-established suburb in Western Australia within the Nedlands local government area (postcode 6009). The area has roughly 10,561 residents and an established family demographic, with a median age of 42. Households earn a median income of $147K per year, with an average household size of 2.7 people. Recent annual estimates show population movement into the broader catchment, with population growth running at +1.7% year-on-year at the LGA level. WA employment has moved +1.9% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. WA also had 24 Commonwealth-backed major projects under construction, 12 underway, and 12 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, clerical & administrative. Employment in the area leans toward healthcare and professional services. The top ancestries reported are English, Australian, Chinese.

The median house price in Nedlands is $2.7 million, having surged by 10.5% over the past year. Units have a median price of $865,000 (+8.1% YoY). The current median weekly rent is $750. This gives a gross rental yield of approximately 1.4%. The median monthly mortgage repayment is $3,347.

Nedlands is served by 2 schools, including 2 primary. The average ICSEA score is 1177, which is well above the national average of 1,000. Public transport access includes 74 bus stops. Healthcare facilities include 2 public and 2 private hospitals.

On the investment side, Nedlands shows a gross rental yield of approximately 1.4%, rated as low yield. Property prices are above the state median ($2.7M/$1.0M), placing it in the premium segment. The price-to-income ratio of 18.5x is considered stretched. House prices have moved +10.5% year-on-year. Population growth of +1.7% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield1.4%↓ Low Yield
Price vs State$2.7M/$1.0M↓ Above Median
Affordability18.5x↓ Stretched
Price Momentum+10.5%↑ Rising
Pop. Growth+1.7%· Stable
Development+0%· Steady
InvestmentWA
Mortgage · mth$3,347
Rent · wk(Census)$500
Market rent · wk(Feb 2026)$750
Gross yield1.0%
Price / income18.5x
Population growth · Nedlands LGAABS ERP
Population (2025)25,711
5-year growth+2.2% CAGR
YoY change+1.7%
20012025
Development · Nedlands LGAABS Approvals
Approvals (2026)85
Houses 75%Units 25%
YoY change+0%
Employment · Nedlands LGASALM
Unemployment (Dec-25)1.9%
YoY change+0.4pp
Dec-10Dec-25
Property investors · Postcode 6009ATO
Negatively geared7.1%
890 of filers
Avg rental loss$14,907/yr
Landlords (rental income)2,406
Reported capital gains2,643
People & prosperity
DemographicsCensus 21
Population10,561
Median age42
Household size2.7
HH income · wk$2,832
Personal income · wk$1,121
Persons / bedroom0.8
IncomeATO 22-23
Median income$64,346
Mean income$155,098
Earners13,841
YoY change+1.1%
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)9/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$2,422 → $2,832
Change+16.9%
vs WA median+3.2 pp
Median rent+0%
stablevs WA 2016–21
Top occupationsCensus
Professionals2,520Managers873Clerical & Administrative499Community & Personal Service429Sales298
Top industriesCensus
Healthcare1,119Professional Services821Education621Mining354Accommodation & Food324
Top ancestryCensus
English3,973Australian3,154Chinese1,346Scottish1,172Irish1,154
Area & amenity
Local amenitiesOSM
Supermarkets1
Pharmacies2
GP / clinics20
Fuel stations2
Cafes & dining29
iga1
TransportGTFS
Bus stops74
Hospitals · Nedlands LGAAIHW
Public4
Private2
Graylands Selby-Lemnos and Special Care Health Servicepublic
Perth Children's Hospitalpublic · in suburb
Sir Charles Gairdner Hospitalpublic · in suburb
State Forensic Mental Health Servicepublic
Hollywood Private Hospitalprivate · in suburb
Lions Eye Institute Day Surgery Centreprivate · in suburb
Aged care · Nedlands LGAGEN
Facilities3
Residential places306
Regis Nedlands141 places · in suburb
Aegis Montgomery85 places
The Melvista80 places · in suburb
Childcare · Nedlands LGAACECQA
Services16
Approved places951
Exceeding NQS5
Kidz Biz Sport & Recreation Care - Nedlands112 places · in suburb
UWA Early Learning Centre100 places · in suburb
Nedlands School of Early Learning89 places · in suburb
Children's Hospital Child Care Centre Association82 places · in suburb
Kidz Biz Sport & Recreation Care - Hollywood76 places · in suburb
Village Early Learning Nedlands65 places · in suburb
+10 more in Nedlands LGA
Nearby in Nedlands LGA3
Mount Claremont$2.3M · 4,999Dalkeith$4.1M · 4,398Karrakatta · 22
Tax calculatorsaustax.tools
Stamp Duty CalculatorWA ↗Land Tax CalculatorWA ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

There is enough direct local evidence on Nedlands for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Prices come from release-based suburb series.

REIWA public suburb pages (annual median series) scraped monthly; unmatched suburbs fall back to annual ABS SA2 series

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
REIWA · 2026 · REIWA public suburb pages (annual median series) scraped monthly; unmatched suburbs fall back to annual ABS SA2 series
medium stability · automated · every update · monthly
Available
Market rent
WA rental bonds · Feb 2026 · State market dataset
medium stability · automated · every update · monthly
Available
Crime
State crime dataset · No linked local crime series
Missing
Schools
ACARA 2025 · 2 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 4 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 74 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Perth

Nedlands sits in Perth — explore the metro.

Nedlands FAQ

Common questions
  1. What LGA is Nedlands in?

    Nedlands is in the Nedlands Local Government Area, WA, postcode 6009. Council-level context for Nedlands LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Nedlands?

    The current median house price in Nedlands, WA is $2.7M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Nedlands?

    The median weekly rent in Nedlands is $750/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Nedlands?

    Income-stretched rent market: Weekly rent screens at about 61% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Nedlands a good investment?

    QuickProperty's investment signals for Nedlands show: Low Yield, Above Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Nedlands?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Nedlands data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.