Find Your Perfect Property in Ascot | Perth's Charming Riverside Suburb

Name: Inspection
Start: 2026-10-04T11:00:00+10:00
End: 2026-10-04T11:30:00+10:00
Location: 91 Waterway Crescent, Ascot WA 6104

🏛️ About This Suburb (Last Updated Date: 2026-03-31)

History, Aboriginal heritage, and the story behind the name.

Ascot — Whadjuk Noongar Country

Originally part of the 1829 land grants, the area became the heart of Western Australia's horse racing industry in the late 19th century. The suburb evolved from rural estates and stables into a high-end residential area, particularly with the development of the Ascot Waters marina precinct in the 1990s.

A unique mix of expansive riverside mansions, modern marina-style townhouses, and traditional residential blocks with a strong equestrian influence.

⭐ Overall Score

7.6

A high-demand lifestyle suburb with unique river access, balanced by environmental and noise constraints.

🪃

Aboriginal Name

Gabbi Darbal— "The place where the water meets the land, referring to the Swan River banks."

📜

Name Origin

Named after the famous Ascot Racecourse in Berkshire, England, following the establishment of the local racecourse.

🏗️

Established

Gazetted 1927

🐎

Racing Hub

Home to the historic Ascot Racecourse, established in 1848.

🌊

Waterfront

Features over 4km of direct Swan River frontage.

✈️

Proximity

Located less than 5km from Perth International Airport.

🌳

Green Space

Garvey Park offers significant wetlands and recreational space.

📊 Scorecard

12 key dimensions scored 0–10. Each score includes a one-line explanation.

Good

📈 Market Momentum

7.2

Steady demand for riverside properties despite broader economic shifts.

🛍️ Amenity

8.1

Excellent access to the Swan River, parks, and nearby retail hubs like Belmont Forum.

🏫 Schools

5.8

Local primary options are adequate, but many residents look to private schools in nearby Guildford or Victoria Park.

🚌 Transport

8.4

Strong scores due to the Airport Line (Redcliffe Station) and proximity to Great Eastern Highway.

🛡️ Risk Profile

4.5

Lowered by significant aircraft noise (ANEF contours) and river flooding risks.

🌳 Liveability

7.9

High quality of life for those enjoying outdoor recreation and river activities.

👥 Demographics

7.1

Affluent professional base with a mix of established families and downsizers.

🔥 Rental Demand

7.5

Strong demand for modern townhouses and apartments near the water.

🚀 Growth Potential

6.9

Limited by land availability, but long-term value is supported by scarcity of riverfront land.

💰 Affordability

4.2

One of the most expensive suburbs in the City of Belmont, making it less accessible for first-home buyers.

🔒 Crime & Safety

7.2

Generally safer than neighbouring industrial pockets, with lower reported incident rates.

🚶 Walkability

6.1

High in the Ascot Waters precinct, but lower in the traditional residential and stable areas.

⚡ Quick Snapshot

Key metrics at a glance, plus your top advantages and watch-outs.

🏠

Median House

$1,185,000

Projected March 2026

🏢

Median Unit

$645,000

Includes marina townhouses

📈

12mo Growth

6.8%

Steady capital appreciation

💰

Gross Yield

4.1%

For houses; units higher

🚉

CBD Distance

8km

Approx 15-20 mins drive

🔊

Noise Risk

High

Flight path proximity

✅ Key Advantages

Premium riverside lifestyle with extensive walking and cycling paths.
Excellent connectivity via the Redcliffe Train Station and major arterial roads.
Unique 'Ascot Waters' marina precinct offering high-density luxury living.
Proximity to major employment hubs including the Airport and CBD.
Active community feel centered around the racecourse and river recreation.

⚠️ Key Watch-Outs

Significant aircraft noise which can impact outdoor living and sleep quality.
Flood risk overlays for properties situated directly on the Swan River bank.
Heavy traffic congestion and parking restrictions during major racing events.
Limited local shopping within the suburb boundaries; reliance on Belmont.
High entry price point compared to immediate neighbours like Redcliffe.

🏘️ Suburb Overview

Character, property mix, price range and what drives value here.

🏙️ Character

Riverside Prestige

How this suburb feels day-to-day.

🏠 Property Types

Mix of luxury riverfront estates, modern marina townhouses, and older character homes on large blocks.

Dominant dwelling stock.

💰 Price Range

$550k (Units) – $3.5m+ (Riverfront Houses)

Typical entry to ceiling.

💡 Why It Matters

Ascot serves as the 'jewel' of the eastern suburbs, offering a lifestyle similar to South Perth but at a slightly lower price point, while being closer to the airport and logistics hubs.

💰 Price Guide & Market Trends

Medians, rental market, 5-year history and property split.

🏠 House Median

$1,185,000

$950k – $3.8m

🏢 Unit Median

$645,000

$480k – $1.2m

📈 Price Trend

+6.8% past 12 months

12-month movement

🔑 Weekly Rents

Houses $850pw, Units $620pw

Current asking rents

📉 5-Year Price History

🏘️ Property Type Split

The wide price gap reflects the difference between older homes near the highway and multi-million dollar riverfront mansions.

🎯 Affordability

How this suburb compares to metro and state medians.

🏙️ vs Metro Average

12% above Perth metro median

Price comparison

📋 Income Ratio

8.4x average household income

Median price ÷ median income

💳 Gross Yield

4.1% gross yield

Estimated rental yield

More AffordableModeratePremium

Entry levelMid rangePremium

Ascot is a premium market. While more affordable than Western Suburbs riverfront, it remains out of reach for most average earners without significant equity.

🔥 Rental Demand

Vacancy rates, demand pressure, tenant profile, and investor outlook.

📊 Vacancy Rate

0.9%

Lower = tighter market

⏱️ Days to Lease

16 days

Avg time on market

📈 Rent Growth p.a.

+11.5% pa

Annual rental increase

Demand Level

High

👤 Tenant Profile

FIFO workers, airport staff, and corporate professionals seeking proximity to the CBD.

💼 Investor Outlook

Strong rental growth is expected to continue due to the lack of new supply. Capital growth is steady but yields are tightening as prices rise.

🚀 Growth Potential

Historical capital growth, infrastructure pipeline, and 5-year outlook.

+6.8%

1-Year Growth

+24% cumulative

3-Year Growth

+49% cumulative

5-Year Growth

📍 Growth Drivers

Ongoing scarcity of Swan River frontage.
Maturity of the Redcliffe Station precinct amenities.
Upgrades to the Great Eastern Highway corridor.
Continued demand for lifestyle properties near the CBD.
Limited new land releases in the immediate vicinity.

⛔ Headwinds

Rising interest rates impacting the $1m+ buyer segment.
Increasingly stringent flood mitigation requirements for new builds.
Potential changes to flight paths or airport expansion noise.

🔮 5-Year Outlook

Expect moderate, steady growth. Ascot is a 'destination' suburb where owners tend to hold long-term, keeping supply low and supporting prices.

🛡️ Crime & Safety

Safety index, trend comparison, and what to check locally.

7.2

Safety Score

Above Average

📉 Trend

Stable

vs last 12 months

🏙️ vs Metro Average

10% below metro average crime rate

Relative comparison

Risk Categories

Property Crime: Medium Personal Safety: Low Traffic Incidents: Medium

📋 What to Check Locally

Check specific street lighting and proximity to the racecourse, as event days can see a spike in opportunistic theft and traffic issues.

⚠️ Risk Profile

Natural hazards and planning risks to verify before buying.

📋 Summary

The primary concerns for Ascot buyers are environmental and acoustic, specifically related to the river and the airport.

🌊 Flood Risk

Significant portions of the suburb are within the 1-in-100-year flood fringe of the Swan River. Development is strictly regulated.

🔥 Bushfire Risk

Low risk for most residential areas; some managed risk near Garvey Park wetlands.

🏦 Insurance Impact

Expect higher premiums for riverfront properties due to flood risk and for all properties due to potential aircraft noise insulation requirements.

🗺️ Planning & Zoning

Development controls, overlays, and what's changing locally.

📐 Typical Zoning

R20 to R60 in higher density pockets

🔲 Overlays

Special Control Area (Aircraft Noise), Floodplain Management Overlay

🏗️ Development Hotspots

Infill opportunities along Great Eastern Highway and potential future redevelopment of older stable sites.

Zoning is restrictive near the river to preserve character, but higher density is encouraged near transport nodes.

🌳 Liveability

Day-to-day experience — transport, amenity, green space, schools and healthcare.

🚌 Transport

Excellent via the Airport Line and major highways.

🛍️ Amenity & Retail

High, with river access and the racecourse being major draws.

🌲 Parks & Recreation

Garvey Park is a standout for nature lovers and families.

🏫 Schools

Moderate; catchment for Belmay Primary and Belmont City College.

🏥 Healthcare

Good access to nearby clinics in Belmont and hospitals in Perth/Midland.

👥 Demographics

Who lives here — income, age, ownership, and education levels.

An established, professional population with a high proportion of high-income earners compared to the local government area.

💵 Median Income

$108,000 pa

🏠 Ownership

48% owner-occupied, 42% renting, 10% other

🎂 Age Profile

Median age 39

🎓 Education

32% with Bachelor degree or higher

📊 Age Distribution

The high rental percentage is driven by the modern apartment and townhouse stock in Ascot Waters, while the core of the suburb remains family-oriented.

🏗️ Major Developments

Infrastructure pipeline and what it means for values and liveability.

📋 Overview

Focus is on transport integration and the long-term evolution of the racecourse precinct.

📈 Positive Impacts

Full operational integration of Redcliffe Station.
Ongoing beautification of the Swan River foreshore.
Upgraded cycling infrastructure connecting to the CBD.

📉 Negative Impacts

Increased traffic density on Great Eastern Highway.
Construction noise from nearby airport infrastructure upgrades.

🗺️ Nearby Suburb Comparison

How neighbouring suburbs stack up on price, lifestyle and who they suit.

📍Redcliffe

Position East

Price 30% cheaper

Lifestyle More industrial/commercial influence, less river access.

Best for First home buyers and investors.

📍Belmont

Position South

Price 25% cheaper

Lifestyle Retail-centric, suburban feel, no river frontage.

Best for Families seeking value and convenience.

📍Bayswater

Position North (Across River)

Price Similar

Lifestyle More 'village' feel with a heritage town centre.

Best for Young professionals and character home lovers.

📍South Guildford

Position Northeast

Price 15% cheaper

Lifestyle Semi-rural feel, closer to the Swan Valley.

Best for Families wanting space and quiet.

🔍 Similar Suburbs

Suburbs with a comparable profile — useful if this one is over budget or sold up.

Applecross

8.5/10

Both are prestigious riverside suburbs with a mix of old and new luxury homes.

Riverside Prestige

Hendra

QLD

7.8/10

Strong equestrian history and proximity to both a racecourse and a major airport.

Equestrian Airport Proximity

Hamilton

QLD

8.2/10

Riverside location with a mix of high-end houses and modern marina/wharf apartments.

Waterfront Luxury

Ascot

QLD

8.4/10

Namesake suburb with identical racing heritage and high-end demographic.

Heritage Racing

💬 Community Sentiment

Aggregated themes from resident discussions, forums and local feedback.

📊 Overall Community Sentiment

Residents love the river access and the 'hidden gem' feel of the suburb, though aircraft noise is a frequent point of discussion.

👨‍💼

James

Local resident 12 years

★★★★☆

Lifestyle

Walking along the river every morning is unbeatable, but you do get used to the planes eventually.

River access Aircraft noise

👩‍💻

Sarah

First home buyer

★★★★★

Transport

The new train station has changed everything for my commute to the city.

Public transport

👴

Robert

Landlord

★★★★☆

Investment

I never have trouble finding tenants; the proximity to the airport is a huge draw for FIFO workers.

Rental demand

👩‍👧

Elena

Young family

★★★☆☆

Schools

Love the parks, but we are looking at private schools as the local options are just okay.

Parks Schools

🚶‍♂️

Mark

Downsizer

★★★★★

Ascot Waters

The townhouse lifestyle in the marina is perfect; low maintenance and great views.

Maintenance Views

👩

Chloe

Local resident 2 years

★★★☆☆

Traffic

Race days are a nightmare for parking and getting out of my own driveway.

Traffic

💡 Tailored Advice

Personalised guidance for every role in this market.

🧑‍💼 Buyer Strategy

Prioritize properties with existing double glazing or acoustic insulation.
Check the ANEF noise contour maps specifically for the street you are considering.
Verify if the property is in a flood fringe or flood storage zone via the City of Belmont.
Look for homes with 'stables' heritage if you want a unique character property.
Attend an inspection during a scheduled flight window to gauge noise impact.
Negotiate harder on properties with direct flight path alignment.

❓ Questions to Ask the Agent

Is this property located within the ANEF 20, 25, or 30 noise contour?
Has this house ever experienced water ingress during high river levels?
What specific acoustic treatments (e.g., thickened glass) are installed?
Are there any heritage restrictions on modifying the stables or outbuildings?
How does the racecourse traffic affect access to this specific street?
What are the current council rates and any special levies for the marina area?
Is the property connected to the deep sewerage system?
What is the current zoning and is there potential for a granny flat or subdivision?

🏷️ Seller Strategy

Highlight any acoustic upgrades made to the home in marketing materials.
Showcase the lifestyle benefits of the river proximity and Garvey Park.
Ensure the property is presented as a 'sanctuary' from the busy city/airport.
Target FIFO professionals who value the 5-minute commute to the terminal.
Provide a clear building and pest report to mitigate flood-related concerns.

📣 Positioning Tips

Position the property as a premium lifestyle choice that offers the best of both worlds: riverside tranquility and unmatched urban connectivity.

💼 Investment Case

High-income tenants (FIFO/Corporate) make this a stable yield play with long-term land value support.

⚠️ Investment Risks

High entry costs and potential for higher maintenance on older riverside homes.

📈 Action Plan

Focus on 3-bedroom townhouses in the Ascot Waters precinct.
Target properties within walking distance of the Redcliffe Station.
Ensure the property meets modern energy and acoustic standards.
Maintain a buffer for higher insurance premiums.

🔑 Renter Tips

Check the flight schedule before signing a lease.
Look for properties with secure parking due to race day traffic.
Ask about utility costs if the home has older insulation.

🏘️ What Renters Love Here

Access to the river and great parks for weekend recreation.

⚠️ Renter Watch-Outs

Noise can be a significant adjustment if you are a light sleeper.

🏢 Landlord Strategy

Consider offering 'furnished' options for corporate airport contractors.
Keep gardens low-maintenance to appeal to busy professionals.
Regularly check gutters and drainage due to the riverside location.

📋 Compliance & Management

Ensure all smoke alarms and RCDs are compliant, and check for any specific local council requirements regarding short-term racing rentals.

🤝 Agent Insights

The market is split between 'lifestyle' buyers and 'convenience' buyers.
Riverfront stock is extremely tightly held.
Buyers are increasingly wary of flood maps; be transparent.

🎯 Marketing Angles

The '5-Minute Commute' to the Airport and the 'Swan River Playground' at your doorstep.

👤 Target Buyer Profile

Affluent professionals, FIFO executives, and active retirees.

✅ Due Diligence Checklist

Tap items to tick them off. Don't skip these before signing anything.

✓

Review the City of Belmont Flood Map for the specific lot.

✓

Check the Perth Airport Master Plan for future flight path changes.

✓

Verify the ANEF (Aircraft Noise Exposure Forecast) rating.

✓

Conduct a structural inspection with a focus on rising damp/drainage.

✓

Check the Title for any restrictive covenants related to Ascot Waters.

✓

Confirm the school catchment zone for the current year.

✓

Assess the impact of race day parking restrictions on the street.

✓

Review the local planning scheme for any upcoming high-density developments nearby.

✓

Check for any planned upgrades to Great Eastern Highway that might affect noise.

✓

Verify the presence of NBN technology type (FTTP vs FTTN).

✓

Inspect the property during peak flight times (early morning/late evening).

✓

Consult an insurance broker for a quote specifically mentioning flood and noise.

📚 Government Sources & Disclaimer

Official council and government links only. Always verify independently before any property decision.

🔗 belmont.wa.gov.au 🔗 abs.gov.au 🔗 dplh.wa.gov.au 🔗 wa.gov.au 🔗 transport.wa.gov.au

⚠️ Important Disclaimer

This report is based on projected data and trends as of March 31, 2026. It is intended for informational purposes only and does not constitute financial, legal, or professional real estate advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.

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Best Real Estate Agents in Ascot WA 6104

Toby Huggins

Sales Agent

Cloverdale, Belmont, East Perth, Rivervale, Cannington, Redcliffe, Burswood, Ascot

Call Chat

Andrew Huggins

Principal

Cloverdale, Morley, Yokine, Perth, Belmont, Kewdale, Scarborough, East Perth, Rivervale, Cannington, Redcliffe, Carlisle, Ascot

Call Chat

Aurelie Lutondo

Sales Associate

Cloverdale, Yokine, Belmont, Kewdale, Scarborough, Rivervale, Redcliffe, Carlisle, Ascot

Call Chat

Oscar Goodwin

Cloverdale, Perth, Belmont, Kewdale, Rivervale, Redcliffe, Ascot

Call Chat

Sim Singh

Sales Associate

Cloverdale, Belmont, Nedlands, Victoria Park, Rivervale, Como, Carlisle, Burswood, Ascot, Langford

Call Chat

Allana Edwards-Gaunt

Business Development Manager

South Guildford, Belmont, Mount Lawley, Forrestdale, Redcliffe, Ascot

Call Chat

Sean Posner

Senior Sales Executive

Forrestfield, Ellenbrook, Aveley, High Wycombe, Redcliffe, Henley Brook, Ascot, Bedford

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Catherine Howard

Property Manager

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Macquarie, Breona, Kilcoy, Cook, Hill Top, Carroll, Armagh, Ganmain, Mons, Canungra, Bouldercombe, Bargo, Brandum, Holt, Launceston, Merrimac, Depot Hill, Bellevue Hill, Mudjimba, Florey, Eli Waters, North St Marys, Catherine Field, Ravenswood, Kiama Heights, Crookwell, Hadfield, Lethbridge Park, Davoren Park, Evatt, Rosebery, Karoola, Eukey, Ascot, Cooks Hill, Calderwood, Glenfield Park, Maroochy River, Congo, Bardwell Park, O'connor, Catherine Hill Bay, Duranbah, Beachlands, Koongal, Northampton, Texas, Old Reynella, Scarness, Montville, Balranald, Latham, Point Samson, Ambarvale, Kelvin Grove, Jacana, Bringelly, Glen Aplin, Bondi Beach, Nyngan, Buff Point, Hamilton Valley, Darlington, North Epping, Lathlain, Jackass Flat, North Maleny, Parkham, Hughes, Leneva, Bowen Mountain, Bolton Point, Lowmead, Maslin Beach, Hamilton, Page, Gerogery, Sailors Gully, Kilcunda, Barellan Point, Sassafras, Fish Creek, Eunanoreenya, Killara, Rushcutters Bay, Cannon Valley, Moolboolaman, North Bondi, Boatswain Point, Moorook, Beaconsfield, Drinan, Ballandean, Cape Jaffa, Exmouth, Kensington, Broughton Vale, Stony Creek, Chain Valley Bay, Connells Point, Goomeribong, Damascus, Texas, Clairview, Bluff Point, Moorleah, New Port, Castlecrag, Barjarg, SANCTUARY COVE, CHEVRON ISLAND, Banya

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Adam Bettison

Real Estate Agent & General Manager

Cloverdale, Armadale, Southern River, Yangebup, Gosnells, Swan View, Thornlie, Maddington, Bennett Springs, Ellenbrook, Morley, North Perth, Yokine, Girrawheen, Hilbert, Aveley, High Wycombe, South Guildford, Baldivis, Landsdale, Wattle Grove, Alexander Heights, Canning Vale, Heathridge, Beechboro, Dianella, Beldon, Yanchep, Ballajura, Innaloo, Kenwick, Jane Brook, East Perth, Aubin Grove, Secret Harbour, Mandurah, Bassendean, Helena Valley, Rivervale, Huntingdale, East Victoria Park, Cannington, Bushmead, Hammond Park, Guildford, Lockridge, South Yunderup, Midvale, Madeley, Redcliffe, Caversham, Medina, Koongamia, Nollamara, Dayton, Dudley Park, Henley Brook, West Perth, Brookdale, Ashfield, Ascot, Langford, Lathlain, Hillman, Kondinin, Midland

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Leasing Team

Real Estate Agent

Armadale, Southern River, Coodanup, Golden Bay, Kardinya, Bull Creek, Yokine, Perth, Baldivis, Scarborough, Erskine, Mirrabooka, Yanchep, Innaloo, Mount Lawley, Lakelands, North Coogee, Secret Harbour, Mandurah, Nollamara, Leederville, Mount Pleasant, Ascot

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Lynsay Hubbard

Property Consultant

Belmont, Ascot, Lathlain

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LJHookerVicPark Leasing

Leasing Team

Thornlie, Beckenham, Bentley, Yokine, South Perth, Belmont, Kewdale, Victoria Park, East Victoria Park, St James, Como, Carlisle, Burswood, Ascot

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Daniella Sparta

New Business Manager/Sales Representative

Hamersley, Balcatta, Bennett Springs, Noranda, Morley, North Perth, Yokine, Maylands, Perth, Beechboro, Dianella, Kewdale, Innaloo, Sorrento, Tuart Hill, Doubleview, Carine, Osborne Park, Mount Hawthorn, Nollamara, Highgate, Eden Hill, Westminster, Ridgewood, Ascot, Lathlain, Bedford, Glendalough

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Jac Fear Karen Firth Team

director | negotiator

Armadale, North Perth, Fremantle, Wellard, South Perth, Nedlands, Manning, Kensington, North Coogee, Subiaco, Victoria Park, Como, Mosman Park, Carlisle, Ascot, Lathlain, Salter Point

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Tracy Garbes

Business Owner/Sales Executive

Success, Hamilton Hill, Spearwood, Kardinya, Hilbert, Beeliar, Lake Coogee, Ascot

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Jarrad Mahon

Managing Director / Licensee

Cloverdale, Balcatta, Gosnells, Forrestfield, Thornlie, Halls Head, Ellenbrook, Morley, Piara Waters, Maylands, Girrawheen, Wellard, Warnbro, Seville Grove, High Wycombe, Kingsley, Warwick, Harrisdale, Mirrabooka, West Leederville, Shenton Park, Balga, Tapping, East Perth, Victoria Park, Mandurah, Huntingdale, East Victoria Park, Cannington, Alkimos, Queens Park, Madeley, Medina, Dayton, Carlisle, Darch, Westminster, Ashfield, Ascot, Sinagra, Hillman

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Real estate agents in Ascot WA 6104

Real Estate Agencies in Ascot WA 6104

Ray White Urban Springs

Ray White

Blue Chip Real Estate - Burswood

ProProperty Group - LEEDERVILLE

HouseSmart Real Estate Pty Ltd - CLOVERDALE

LJ Hooker - Victoria Park-Belmont (WA)

Blackburne - Subiaco

WHITEFOX Perth Pty Ltd

Stairway Real Estate - LATHLAIN

Orana Property WA - PERTH

Area Specialist WA - PERTH

Professionals TWT RealtyProfessionals TWT Realty

Realty Plus - SPEARWOOD

ART OF REAL ESTATE - SOUTH PERTH

Verse Property Group - East Victoria Park

LJ Hooker Applecross - APPLECROSS

Porter Matthews - Victoria Park

Perth Property Management

Greencity Property Group - SOUTH PERTH

Bourkes - South Perth

Real estate agencies in Ascot WA 6104

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Ascot Real Estate: Discover Your Dream Home in Perth's Charming Suburb (WA 6104)

Ascot WA 6104 - Suburb Profile

Best Real Estate Agents in Ascot WA 6104

Real Estate Agencies in Ascot WA 6104

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