Originally an agricultural and orcharding district, Forrestfield saw significant residential development in the 1960s and 70s as Perth expanded eastward. It has historically served as a key industrial and transport support hub for the metropolitan area.
The suburb is currently transitioning, with older large-lot properties being subdivided and new high-density precincts emerging near the Metronet infrastructure.
- Excellent transport connectivity via the Metronet Airport Line and major highways.
- Proximity to Perth Airport makes it a premier location for FIFO workers.
- Large traditional blocks offer significant subdivision potential under new R-Code zoning.
- Direct access to the natural beauty and hiking trails of the Darling Scarp.
- Strong rental yields and low vacancy rates for investors.
- Significant portions of the suburb are designated bushfire-prone areas.
- Aircraft noise can be intrusive in specific corridors; check ANEF contours.
- Soil types in the foothills can lead to higher site costs for new builds.
- Some older pockets contain high concentrations of 1970s fibro/asbestos housing.
- Secondary school options are limited within the suburb boundaries.
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Forrestfield represents the 'middle ring' value proposition in Perth, where infrastructure investment is actively meeting established residential areas.
$650k – $920k
$420k – $550k
12-month movement
Current asking rents
Prices have surged following the rail completion, but the suburb remains a value alternative to nearby Wattle Grove.
Price comparison
Median price รท median income
Estimated rental yield
While prices have risen, Forrestfield remains accessible for dual-income families compared to inner-city or coastal Perth.
Lower = tighter market
Avg time on market
Annual rental increase
FIFO workers, young families, and airport employees.
Strong capital growth prospects linked to rezoning and high rental yields make this a preferred investor target.
- Forrestfield North residential precinct development.
- Increased density zoning (R25/40 and R60) near the rail station.
- Ongoing expansion of Perth Airport and associated industrial logistics.
- Spillover demand from more expensive neighboring hills suburbs.
- Rising interest rates impacting the borrowing capacity of the local demographic.
- Increased construction costs for bushfire-compliant building (BAL ratings).
- Potential for oversupply of villas if subdivision occurs too rapidly.
Expect continued outperformance of the Perth average as the 'Forrestfield North' precinct matures and transit-oriented development takes shape.
vs last 12 months
Relative comparison
Focus on properties with good natural surveillance; security systems are standard in the area.
Environmental risks are the primary concern, specifically bushfire management and aircraft noise mitigation.
Low risk; the area is generally well-drained, though some low-lying spots near Crumpet Creek should be checked.
High risk in the eastern interface near the Darling Scarp. Properties may require a Bushfire Attack Level (BAL) assessment.
Premiums may be elevated for properties in high BAL zones or those with older construction materials.
Bushfire Prone Area, Aircraft Noise (ANEF), Special Control Areas.
Forrestfield North (near High Wycombe Station) and the area surrounding Hawaiian's Forrestfield.
Zoning changes are the primary driver of value for older homes on large blocks.
Excellent rail and road links; the Airport Line is a game-changer for CBD access.
Solid local shopping and community centers, though lacks a high-street cafe culture.
Abundant access to nature, including Hartfield Park and the nearby Lesmurdie Falls.
Good primary school coverage; Darling Range Sports College is the local secondary provider.
Local GPs and dental clinics available; major hospital access via St John of God Midland.
A family-centric suburb with a strong presence of tradespeople and transport workers.
The high percentage of mortgaged families makes the suburb sensitive to interest rate movements but also drives community stability.
The Metronet Airport Line and the Forrestfield North Structure Plan are the defining projects.
- Reduced commute times to Perth CBD (approx. 20 mins).
- Creation of a new 'Transit Oriented Development' precinct.
- Increased property values through higher-density rezoning.
- Improved local infrastructure and public open spaces.
- Increased traffic congestion during construction phases.
- Loss of 'semi-rural' character in some parts of the suburb.
- Pressure on local schools and services from population growth.
Residents value the 'best of both worlds' location—close to the city via rail but on the doorstep of the hills. There is a strong sense of community among long-term locals.
The new train line has changed everything for us; I can get to the city for a game without worrying about parking.
We could actually afford a house with a backyard here, which is impossible closer to the city now.
Being 10 minutes from the airport terminal is a massive win for my work-life balance.
It's getting a bit busy with all the new units going up, and I worry about the traffic on Hale Road.
I've never had a vacancy last more than a week here; the demand from airport staff is relentless.
The primary schools are lovely, but we're already looking at private high schools for later.
- Prioritize properties with R25/40 or R60 zoning for long-term land value play.
- Check the Bushfire Attack Level (BAL) rating before making an offer.
- Visit the property during peak flight times to assess aircraft noise impact.
- Look for 1970s brick-and-tile homes that have been well-maintained; they offer great renovation bones.
- Verify if the property is within the Forrestfield North District Structure Plan area.
- Negotiate harder on properties with high BAL ratings or significant asbestos content.
- What is the specific R-Code for this lot and has a survey been done?
- Is this property located within a designated Bushfire Prone Area?
- What is the ANEF (Aircraft Noise) rating for this specific street?
- Are there any known easements or underground services that would restrict subdivision?
- Has the house been tested for asbestos, particularly in the eaves or wet areas?
- What are the recent comparable sales for subdivided lots in this immediate pocket?
- Is the property connected to deep sewerage (critical for subdivision)?
- Highlight any subdivision potential clearly in marketing materials.
- Ensure the garden is 'fire-safe' to appeal to safety-conscious buyers.
- Showcase proximity to the Metronet station as the primary selling point.
- Professional photography should emphasize the view of the hills if applicable.
- Address any asbestos issues upfront to prevent deals falling through at inspection.
Position the property as a 'strategic lifestyle asset'—combining the space of the foothills with the connectivity of an inner-city hub.
High-yield, low-vacancy play with a significant capital growth kicker from rezoning.
Over-capitalizing on renovations in a demographic that is price-sensitive; insurance hikes in fire zones.
- Target properties within 1km of the shopping center or rail precinct.
- Focus on 3-4 bedroom houses to attract the stable FIFO tenant base.
- Ensure the property meets all new rental safety and energy standards in WA.
- Monitor the progress of the Forrestfield North development for timing an exit or further build.
- Have your application ready; properties move extremely fast here.
- Highlight stable employment, especially if in the airport or transport sectors.
- Check for air conditioning, as the foothills can get hotter than the coast.
Great for those working at the airport; good backyard space for pets.
Public transport within the suburb (buses) can be infrequent compared to the train.
- Consider long-term leases for FIFO workers who value stability.
- Maintain gardens to a high standard to mitigate fire risk and improve street appeal.
- Regularly review rents in line with Perth's fast-moving market.
Ensure full compliance with the WA Residential Tenancies Act, particularly regarding security and smoke alarms.
- The market is currently driven by out-of-state investors and local first-home buyers.
- Properties with development approval (DA) are fetching significant premiums.
The '20-minute CBD connection' and 'Gateway to the Hills'.
Young families, FIFO professionals, and savvy 'land-banking' investors.
This report is based on data available as of 2026-03-05 and is intended for informational purposes only. Property investment carries risk; buyers should conduct their own independent financial and legal due diligence before proceeding with a purchase.
