Aaron Storey
36 Broun Avenue, Embleton, WA 6062
STARTING IN THE HIGH $800,000's
3 1 3
Open Saturday 10 October 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Embleton — Whadjuk Noongar Country
Originally used for agricultural purposes and dairying, Embleton underwent significant residential development in the post-WWII era, specifically the 1950s and 60s. It was designed as a low-density residential suburb to accommodate Perth's growing population.
Transitioning from a quiet retiree enclave to a vibrant family suburb characterized by extensive subdivision and modern infill housing.
Overall Score
7.5
A solid performer offering a balance of lifestyle and investment upside.
Name Origin
Named after George Embleton, an early settler who arrived in the colony in 1829.
Established
Gazetted 1968
Green Space
Recreation
Adjacent to Bayswater Waves, one of Perth's premier aquatic centres.
Zoning
Significant portions are zoned R25/R40, encouraging urban infill.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.5
Strong price growth driven by low inventory and high demand for land.
Amenity
7.0
Excellent access to Morley Galleria and local recreation facilities.
Schools
6.5
Serviced by reputable local primary schools with secondary options nearby.
Transport
7.5
Good bus connectivity and proximity to the new Morley Metronet station.
Risk Profile
6.0
Moderate risk due to aircraft noise and potential for over-development.
Liveability
7.5
High appeal for families due to parks and quiet residential streets.
Demographics
6.5
Shift towards younger professionals and families replacing older residents.
Rental Demand
9.0
Extremely tight vacancy rates reflecting broader Perth market trends.
Growth Potential
8.0
Significant upside from Metronet infrastructure and retail revitalisation.
Affordability
5.5
Becoming less affordable as it catches up to neighboring Bedford and Bayswater.
Crime & Safety
6.0
Generally safe, though typical suburban opportunistic crime is present.
Walkability
5.0
Car-dependent for most errands, though local parks are highly accessible.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$895,000
Significant 12-month rise
Annual Growth
14.2%
Outperforming metro average
Vacancy Rate
0.6%
Critically undersupplied
Days on Market
12 days
Highly competitive market
CBD Distance
7.5km
Inner-ring convenience
Development
R25/R40
Subdivision potential
✅ Key Advantages
- Proximity to the Morley Galleria and future Metronet rail links.
- Large block sizes (typically 700sqm+) with subdivision potential.
- Central location with easy access to Tonkin Highway and Perth Airport.
- Abundant local parklands and the Embleton Golf Course.
- Strong rental yields and capital growth history.
⚠️ Key Watch-Outs
- Located under the Perth Airport flight path (check noise contours).
- Prevalence of older homes containing asbestos and requiring maintenance.
- Traffic congestion around Broun Avenue and Collier Road during peak hours.
- Limited high-street cafe culture within the suburb boundaries.
- Increasing density may impact the traditional 'suburban' feel.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Suburban Infill
How this suburb feels day-to-day.
🏠 Property Types
Mostly detached houses, increasing number of villas and townhouses.
Dominant dwelling stock.
💰 Price Range
$750k – $1.3m
Typical entry to ceiling.
💡 Why It Matters
Embleton represents the 'middle ground' of Perth's inner-north, offering better value than Bedford but superior growth prospects compared to outer-ring suburbs due to upcoming infrastructure.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$895,000
$820k – $1.25m
🏢 Unit Median
$525,000
$450k – $650k
📈 Price Trend
+14.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The rapid escalation in the house median reflects the suburb's transition from an affordable entry point to a premium inner-ring location.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above Perth metro median
Price comparison
📋 Income Ratio
8.8x annual income
Median price ÷ median income
💳 Gross Yield
4.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While historically affordable, Embleton has seen prices rise faster than local wages. It remains more accessible than coastal or western suburbs but is no longer a 'budget' option.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
11 days
Avg time on market
📈 Rent Growth p.a.
+15.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families, FIFO workers, and professionals working in the CBD or Morley.
💼 Investor Outlook
Extremely favorable for landlords. Low vacancy and high demand for 3+ bedroom homes ensure consistent cash flow and capital appreciation.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+42% cumulative
3-Year Growth
+75% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Morley-Ellenbrook Metronet line.
- Proposed multi-million dollar redevelopment of Morley Galleria.
- Continued demand for land-value assets in inner-ring suburbs.
- Spillover demand from more expensive neighbors like Bayswater and Inglewood.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity.
- Increased supply of townhouses potentially diluting unit prices.
- Persistent aircraft noise concerns for some buyer segments.
🔮 5-Year Outlook
Strong growth expected to continue as the Morley activity centre matures. Embleton is likely to see further gentrification and a shift toward higher-density living near transport hubs.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Similar to metro average crime rates
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check local police statistics for specific streets; properties near major shopping hubs often see higher rates of opportunistic theft.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve environmental noise and the structural integrity of older dwellings.
🌊 Flood Risk
Low risk; mostly elevated sandy soils, but check local council drainage maps for low-lying pockets.
🔥 Bushfire Risk
Negligible risk in this established urban area.
🏦 Insurance Impact
Standard premiums apply, though some insurers may factor in proximity to the airport for specific coverages.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20/R25 and R40
🔲 Overlays
Aircraft Noise (ANEF) contours
🏗️ Development Hotspots
Areas within walking distance of the future Morley Station.
Zoning determines the potential for subdivision; R40 allows for much higher density than R20, significantly impacting land value.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent bus routes to CBD; future rail access via Metronet Morley Station.
🛍️ Amenity & Retail
High; proximity to major retail, cinemas, and medical suites in Morley.
🌲 Parks & Recreation
Very high; Embleton Golf Course and numerous local reserves (e.g., Broun Park).
🏫 Schools
Good; Embleton Primary is well-regarded; Chisholm Catholic College is a major nearby drawcard.
🏥 Healthcare
Strong; close to St John of God Mt Lawley and various Morley medical hubs.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diversifying population with a notable increase in young families and professional couples.
💵 Median Income
$88,400 pa
🏠 Ownership
62% owner-occupied, 38% renting
🎂 Age Profile
Median age 36
🎓 Education
Increasing percentage of tertiary-educated residents.
📊 Age Distribution
The 'youthification' of the suburb is driving demand for modern amenities and supporting local property price growth.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The suburb is heavily influenced by the Metronet Morley-Ellenbrook Line and the Morley Galleria master plan.
📈 Positive Impacts
- Improved public transport connectivity to the CBD.
- Increased local employment opportunities through retail expansion.
- Enhanced property values due to improved infrastructure.
📉 Negative Impacts
- Construction noise and traffic disruption in the short term.
- Increased traffic volume on local feeder roads.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Morley
Position
North/East
Price
Slightly cheaper
Lifestyle
More commercial and busy; higher density.
Best for
Budget-conscious buyers and shoppers.
📍Bedford
Position
West
Price
15-20% more expensive
Lifestyle
Character homes and established cafe strips.
Best for
Families seeking prestige and heritage.
📍Bayswater
Position
South
Price
10-15% more expensive
Lifestyle
Riverside access and historic village feel.
Best for
Lifestyle buyers and commuters.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Belmont
WA
7.2/10
Inner-ring, near airport, strong subdivision potential.
Cloverdale
WA
7.0/10
Post-war housing stock and large blocks near major retail.
Pascoe Vale
VIC
7.4/10
Middle-ring suburb undergoing significant townhouse transition.
Stafford
QLD
7.6/10
Post-war homes on decent blocks near major shopping hubs.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its quiet streets and central location, though some express concern over increasing density and traffic.
★★★★☆
Family Life
It's a great place to raise kids with so many parks nearby, though the planes can be loud some mornings.
Parks
Noise
★★★★★
Value for Money
We couldn't afford Bedford, but Embleton gives us a big block and we're only 10 minutes from the city.
Location
Affordability
★★★★★
Investment
I've never had a vacancy for more than a week here. The demand from tenants is incredible.
Rental Demand
★★★☆☆
Traffic
Getting onto Broun Ave in the morning is becoming a nightmare with all the new units being built.
Congestion
Development
★★★★☆
Amenities
Having the golf course and the waves centre so close is wonderful for staying active.
Recreation
★★★★☆
Transport
The bus service is decent, but I'm really waiting for the new train station to open.
Public Transport
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritise blocks with R40 zoning for maximum future land value.
- Conduct a thorough building inspection to check for asbestos and old wiring.
- Visit the property during peak flight times to assess noise impact.
- Look for properties on the 'Bedford border' for better long-term prestige.
- Check for any restrictive covenants on the title that might prevent subdivision.
❓ Questions to Ask the Agent
- What is the exact R-Code for this specific lot?
- Has the property been tested for asbestos in the eaves or walls?
- Are there any planned council works or road changes nearby?
- What is the current ANEF (aircraft noise) rating for this street?
- Are there any easements that would interfere with a rear subdivision?
- What was the result of the last timber pest inspection?
- How many offers have been received so far?
🏷️ Seller Strategy
- Highlight subdivision potential in marketing if the block size allows.
- Modernise kitchens and bathrooms to appeal to the young professional demographic.
- Ensure gardens are well-presented to capitalise on the 'family' appeal.
- Provide a clear site plan showing R-Code potential to attract developers.
- Address any maintenance issues early to avoid price chipping during inspections.
📣 Positioning Tips
Position the property as a 'strategic land holding' or a 'perfect family starter' depending on the block size and house condition.
💼 Investment Case
High-yield strategy focusing on older homes with subdivision potential.
⚠️ Investment Risks
Higher maintenance costs on older stock and potential changes to R-Codes.
📈 Action Plan
- Target 700sqm+ blocks with R25/40 zoning.
- Perform a cosmetic renovation to maximise rental return.
- Hold for 5-10 years to benefit from Metronet infrastructure completion.
- Monitor City of Bayswater planning updates regularly.
🔑 Renter Tips
- Be ready with all documentation; properties lease very fast.
- Check the proximity to bus routes if you don't have a car.
- Ask about insulation and heating/cooling in older homes.
🏘️ What Renters Love Here
Quiet streets and excellent access to shopping and recreation.
⚠️ Renter Watch-Outs
Older homes can be drafty and expensive to heat/cool.
🏢 Landlord Strategy
- Consider long-term leases to attract stable family tenants.
- Regularly maintain gutters and trees to prevent damage to older roofs.
- Ensure full compliance with WA rental safety laws (smoke alarms, RCDs).
📋 Compliance & Management
Strict adherence to the Residential Tenancies Act 1987 is required, including recent updates to tenant rights.
🤝 Agent Insights
- Stock levels remain historically low, driving 'fear of missing out' (FOMO).
- Buyers are increasingly savvy about R-Codes and development potential.
- The 'Metronet effect' is a primary driver for out-of-area investors.
🎯 Marketing Angles
Focus on 'Future-Proofing' and 'The Morley Connection'.
👤 Target Buyer Profile
Young families, professional couples, and small-scale developers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify zoning and R-Codes with the City of Bayswater.
✓
Check the Perth Airport Noise Contour maps.
✓
Order a comprehensive building and pest inspection.
✓
Review the Title for any restrictive covenants or easements.
✓
Confirm school catchment zones on the WA Department of Education website.
✓
Check for any heritage listings (unlikely but possible).
✓
Assess the condition of the electrical switchboard and RCDs.
✓
Investigate the proximity to the future Morley Metronet station.
✓
Check for any underground power plans for the street.
✓
Verify the property's connection to the deep sewerage system.
✓
Analyze recent comparable sales within a 1km radius.
✓
Visit the area at night to assess street lighting and safety feel.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. All data and projections are based on available information as of March 2026 and are subject to change. Buyers should conduct their own independent due diligence.
