Hasi Kodagoda
9/83 Station Street, Cannington, WA 6107
EXPRESSION OF INTEREST from $649,000
3 2 2
Open Saturday 5 September 10:45 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Cannington โ Whadjuk Noongar Country
Originally an agricultural area and a key stop on the Armadale railway line opened in 1893. It evolved into a major commercial center in the mid-20th century with the development of the Boans Waverley shopping center, now Westfield Carousel.
Today, Cannington is a primary 'Strategic Metropolitan Centre' characterized by high-density residential development, massive retail infrastructure, and the recently completed elevated rail project.
Overall Score
6.8
A strong investment and entry-level choice balanced by safety and environmental risks.
Aboriginal Name
Beelooโ "River or swampy place"
Name Origin
Derived from the Canning River, named in 1827 after British Prime Minister George Canning.
Established
Gazetted 1890s
Retail Giant
Home to Westfield Carousel, the largest shopping center in Western Australia.
Metronet Hub
Features a newly rebuilt elevated train station completed as part of the Victoria Park-Cannington Level Crossing Removal.
Nature Link
Bordered by the Canning River Regional Park, offering significant urban conservation areas.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
8.5
High demand driven by Perth's broader housing shortage and local infrastructure completion.
Amenity
9.2
Exceptional access to retail, dining, and government services via the Carousel precinct.
Schools
5.4
Local options are functional but often bypassed for private schools in nearby suburbs.
Transport
8.8
Excellent connectivity via the new elevated rail line and proximity to Leach Highway.
Risk Profile
4.5
Impacted by historical crime statistics and flood-prone zones near the river.
Liveability
6.5
Convenient urban lifestyle but lacks the quiet prestige of neighboring riverside suburbs.
Demographics
5.8
A diverse, younger population with a high proportion of renters and students.
Rental Demand
9.1
Extremely tight vacancy rates due to proximity to Curtin University and major employment hubs.
Growth Potential
8.2
Significant upside from R-Code density increases and the 'Metronet effect'.
Affordability
7.4
Remains more accessible than inner-south neighbors like Victoria Park or Rossmoyne.
Crime & Safety
4.2
Higher than average rates of property crime and anti-social behavior near transit hubs.
Walkability
7.8
Very high around the shopping precinct but drops off in the industrial and residential fringes.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$715,000
Estimated March 2026
Median Unit
$465,000
High-density apartments
12mo Growth
14.2%
Outperforming national average
Vacancy Rate
0.6%
Critical rental shortage
CBD Distance
10km
Approx 15-20 mins by rail
Median Age
34
Younger than WA average
โ
Key Advantages
- Unrivaled retail and entertainment amenity at Westfield Carousel.
- Brand new elevated rail infrastructure reducing local traffic congestion.
- High-density zoning provides significant development or land-banking potential.
- Proximity to Curtin University ensures a permanent pool of rental demand.
- Direct access to Canning River Regional Park for recreation.
โ ๏ธ Key Watch-Outs
- Historical issues with property crime and safety around the station precinct.
- Significant portions of the suburb are subject to flood overlays.
- High volume of apartment supply may limit short-term capital growth for units.
- Traffic congestion remains heavy during peak retail periods.
- Aircraft noise from the Perth Airport flight path affects some areas.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Urban Transit Hub
How this suburb feels day-to-day.
๐ Property Types
Mix of 1960s brick homes, modern villas, and high-density apartment complexes.
Dominant dwelling stock.
๐ฐ Price Range
$420k (Units) – $950k (Large Lots)
Typical entry to ceiling.
๐ก Why It Matters
Cannington is the primary commercial engine of the south-east corridor. It offers a rare combination of 'Metronet' infrastructure gains and relative affordability compared to Perth's inner-city ring.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$715,000
$640k – $880k
๐ข Unit Median
$465,000
$390k – $550k
๐ Price Trend
+14.2% past 12 months
12-month movement
๐ Weekly Rents
Houses $680pw, Units $540pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The price gap between houses and units is widening as land value increases due to rezoning, while unit prices are moderated by high supply.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
12% below Perth metro median
Price comparison
๐ Income Ratio
7.8x annual income
Median price รท median income
๐ณ Gross Yield
5.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen sharply, Cannington remains a 'bridge' suburb for first-home buyers moving from outer suburbs toward the city.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
0.6%
Lower = tighter market
โฑ๏ธ Days to Lease
12 days
Avg time on market
๐ Rent Growth p.a.
+15.5% pa
Annual rental increase
Demand Level
Very High
๐ค Tenant Profile
International students, retail workers, and young professional couples.
๐ผ Investor Outlook
Extremely strong cash-flow potential. The primary risk for investors is the high turnover of tenants and potential for strata fee increases in newer builds.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+38% cumulative
3-Year Growth
+61% cumulative
5-Year Growth
๐ Growth Drivers
- Completion of the Victoria Park-Cannington Level Crossing Removal Project.
- Ongoing expansion of the Westfield Carousel precinct.
- State Government 'Infill' targets pushing higher density R-Codes.
- Proximity to the Bentley/Curtin University education and tech hub.
โ Headwinds
- Rising interest rates impacting the high-leverage first-home buyer segment.
- Perception of safety issues deterring some family buyers.
- Increased strata supply cooling the unit market.
๐ฎ 5-Year Outlook
Expect continued outperformance of the Perth median as the 'Metronet' benefits fully crystallize and the area transitions into a more walkable urban village.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
4
Safety Score
Below Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
35% above metro average crime rate
Relative comparison
Risk Categories
Property Crime: High
Personal Safety: Medium
Drug Related: Medium
๐ What to Check Locally
Prioritize properties with secure fencing, alarm systems, and off-street parking. Review specific street-level data near the train station.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary risks are environmental (flooding) and social (crime), though infrastructure investment is mitigating some historical negatives.
๐ Flood Risk
High risk in areas south of Albany Highway near the Canning River; check City of Canning flood maps.
๐ฅ Bushfire Risk
Low risk for most urban areas, though some fringe areas near the regional park have managed vegetation.
๐ฆ Insurance Impact
Expect higher premiums for properties within the 1-in-100-year flood zone.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R40 to R80 (High Density)
๐ฒ Overlays
Floodplain Management Overlay, Bushfire Prone Area (limited).
๐๏ธ Development Hotspots
The 'Canning City Centre' precinct surrounding the train station and Carousel.
The City of Canning's Activity Centre Plan allows for significant height and density, making land-rich lots highly valuable for developers.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Excellent rail and bus interchange; easy access to Albany and Leach Highways.
๐๏ธ Amenity & Retail
World-class retail, cinemas, and diverse international dining options.
๐ฒ Parks & Recreation
Canning River Regional Park provides extensive trails and nature access.
๐ซ Schools
Cannington Community College and Sevenoaks Senior College are central but average in rankings.
๐ฅ Healthcare
Close to Bentley Hospital and various large-scale medical suites.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A multicultural melting pot with a significant Asian and South Asian population, dominated by young workers.
๐ต Median Income
$78,500 pa
๐ Ownership
38% owner-occupied, 58% renting
๐ Age Profile
Median age 34
๐ Education
High proportion of tertiary students and vocational graduates.
๐ Age Distribution
The high rental population supports investor yields but can lead to lower community cohesion compared to owner-occupier strongholds.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Dominated by the Metronet rail transformation and the evolution of the Canning City Centre.
๐ Positive Impacts
- Removal of level crossings at Wharf St and Cecil Ave improving traffic flow.
- New public open spaces created under the elevated rail line.
- Increased private investment in high-quality apartment stock.
๐ Negative Impacts
- Construction noise and disruption (largely completed by 2026).
- Increased overshadowing from new high-rise developments.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Rossmoyne
Position
West
Price
Double the price
Lifestyle
Elite school zone, quiet riverside prestige.
Best for
High-income families.
๐East Cannington
Position
East
Price
Similar
Lifestyle
More residential, fewer apartments, less retail noise.
Best for
First home buyers wanting a backyard.
๐Victoria Park
Position
North-West
Price
30% more expensive
Lifestyle
Cafe culture, closer to CBD, more heritage character.
Best for
Young professionals.
๐Lynwood
Position
South
Price
10% cheaper
Lifestyle
Purely residential, older demographic, larger blocks.
Best for
Budget-conscious families.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Box Hill
VIC
7.2/10
Major retail hub with high-density rail integration and diverse demographics.
Parramatta
NSW
7.5/10
Secondary CBD with massive infrastructure spend and high-density living.
Chermside
QLD
7.0/10
Dominated by a Westfield, major bus hub, and high-density apartment growth.
Wellard
WA
6.2/10
Transit-oriented development focus, though much further from the CBD.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the extreme convenience and new rail infrastructure but remain concerned about safety and the 'busy' nature of the suburb.
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Convenience
I don't need a car most days because Carousel and the train are right there. The new station looks amazing.
Transport
Amenities
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Safety concerns
Great value for money but I've had to install a full security system after a few incidents on our street.
Affordability
Safety
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Investment returns
My apartment is never vacant for more than three days. The demand from students and retail staff is relentless.
Yield
Demand
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Overdevelopment
Too many apartments going up now. It's losing the suburban feel it had when I moved here in the 90s.
Character
Density
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Lifestyle
The river walks are a hidden gem that people forget about. It's the perfect balance of city and nature.
Nature
Balance
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Work-life
Living here means I can walk to work at Carousel and save a fortune on petrol.
Proximity
Savings
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Target R40/R60 zoned lots for long-term land value growth.
- Avoid properties directly backing onto the Armadale rail line unless heavily discounted.
- Check the City of Canning's local planning scheme for upcoming high-rise approvals nearby.
- Prioritize homes on the 'river side' of Albany Highway for better capital growth.
- Verify if the property is within the 100-year flood fringe.
- Look for older 1970s villas that can be renovated to add immediate value.
โ Questions to Ask the Agent
- Is this property located within a designated flood zone or fringe?
- What are the specific R-Code density ratings for this lot?
- Are there any planned high-density developments on the immediate street?
- How has the recent rail elevated project impacted noise levels at this specific address?
- What is the current vacancy rate for similar properties in your portfolio?
- Has the property had any history of structural issues related to reactive clay soils?
- What are the quarterly strata fees and what do they cover (if applicable)?
๐ท๏ธ Seller Strategy
- Highlight proximity to the new Metronet station as a primary selling point.
- Ensure security features (screens, alarms, lighting) are prominent in marketing.
- Stage smaller units to maximize the sense of space for the investor market.
- Obtain a building inspection report early to address any structural concerns common in the area.
- Market the 'lifestyle' aspect of the Canning River Regional Park to differentiate from industrial areas.
๐ฃ Positioning Tips
Position the property as a 'future-proofed' asset connected to Perth's most significant transport and retail infrastructure.
๐ผ Investment Case
High-yield, low-vacancy play with significant infrastructure-led capital growth.
โ ๏ธ Investment Risks
High strata fees in new builds and potential for oversupply in the apartment segment.
๐ Action Plan
- Focus on 2-bedroom villas with low strata fees.
- Ensure the property is within 800m of the train station.
- Budget for higher-than-average property management fees due to tenant turnover.
- Check for flood insurance costs before committing.
๐ Renter Tips
- Apply with a complete profile; competition is fierce.
- Look for apartments with included security parking.
- Check the proximity to bus routes if not near the train station.
๐๏ธ What Renters Love Here
Walkable access to everything you need; great for those without cars.
โ ๏ธ Renter Watch-Outs
Noise from the shopping center and main roads can be significant.
๐ข Landlord Strategy
- Install high-quality security systems to attract long-term tenants.
- Consider including water in the rent if not individually metered.
- Regularly review rents to keep pace with the fast-moving Perth market.
๐ Compliance & Management
Ensure all smoke alarms and RCDs are compliant with WA Tenancy laws; flood disclosure is recommended.
๐ค Agent Insights
- The 'Metronet' completion has shifted buyer sentiment from 'wait and see' to 'buy now'.
- Interstate investors are increasingly targeting Cannington for its yield.
- First home buyers are choosing Cannington over further-out suburbs like Armadale.
๐ฏ Marketing Angles
The '15-minute city' lifestyle where work, transport, and retail are all within walking distance.
๐ค Target Buyer Profile
First home buyers, savvy borderless investors, and multi-generational families looking for large lots.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Verify flood status via City of Canning 'Intramaps'.
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Check the WA Police crime map for street-level safety data.
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Confirm proximity to the nearest Metronet station entrance.
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Review the City Centre Activity Plan for future height limits.
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Inspect for aircraft noise impact during peak flight times.
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Check for any easements related to the Canning River catchment.
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Verify the age and condition of the roof and plumbing in older 1970s stock.
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Assess the quality of soundproofing in newer apartment builds.
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Confirm school catchment zones for Cannington Community College.
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Review the strata minutes for any upcoming special levies in apartment complexes.
๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
โ ๏ธ Important Disclaimer
This report is based on data available as of March 2026. Real estate investment involves risk. Buyers should conduct independent financial, legal, and building advice before proceeding with a purchase.
