Alex Dabag
75 Amberton Avenue, Girrawheen, WA 6064
All Offers Presented!!!
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Open Saturday 17 October 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Girrawheen — Whadjuk Noongar Country
Girrawheen was primarily developed in the early 1970s by the State Housing Commission to provide affordable housing for a growing Perth population. The suburb was designed with a focus on pedestrian-friendly cul-de-sacs and integrated parklands.
Today, the suburb is a multicultural hub undergoing significant gentrification as older public housing stock is replaced by modern subdivisions and private renovations.
Overall Score
6.8
A strong 'buy' for value-seekers, though tempered by social infrastructure challenges.
Aboriginal Name
Mooro— "Place of flowers"
Name Origin
The name is of Eastern States Aboriginal origin, adopted by the State Housing Commission during the suburb's development.
Established
Gazetted 1970
Green Space
Over 10% of the suburb is dedicated to public open space and parks.
Zoning
Large portions of the suburb feature R20/40 or R20/60 dual-coding.
Diversity
One of Perth's most culturally diverse suburbs with over 40 languages spoken.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.5
Perth's northern corridor remains highly active with rapid turnover of entry-level stock.
Amenity
6.0
Basic local shopping is available, with major hubs like Warwick and Joondalup nearby.
Schools
5.5
Local schools are generally ranked in the mid-to-lower tiers for WA NAPLAN results.
Transport
7.0
Good road access via Wanneroo Road and Reid Highway; bus links to Warwick Train Station.
Risk Profile
4.5
Main risks involve socio-economic volatility and older building stock issues.
Liveability
6.5
Improving as younger families move in, but still lacks high-end lifestyle amenities.
Demographics
5.0
Transitioning from a high-rental/public housing base to more owner-occupiers.
Rental Demand
9.0
Extremely high due to the Perth-wide housing shortage and relative affordability.
Growth Potential
8.5
High due to subdivision potential (R-coding) and proximity to the city.
Affordability
8.0
One of the few remaining suburbs within 15km of the CBD with a median under $650k.
Crime & Safety
4.0
Crime rates for theft and property damage remain higher than the state average.
Walkability
5.5
Pockets near Newpark Shopping Centre are walkable, but most errands require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$615,000
Estimated as of March 2026
12mo Growth
14.2%
Reflecting Perth's sustained boom
Vacancy Rate
0.6%
Critically undersupplied market
Avg Block Size
690sqm
Ideal for subdivision (STCA)
CBD Distance
14km
Direct access via Wanneroo Rd
Family Ratio
68%
High percentage of households with children
✅ Key Advantages
- Exceptional value for money relative to distance from Perth CBD.
- Significant capital growth potential through 'buy and divide' strategies.
- High rental yields attracting aggressive investor interest.
- Proximity to major employment hubs in Wangara and Malaga.
- Generous block sizes rarely found in newer outer-fringe suburbs.
⚠️ Key Watch-Outs
- Historical issues with anti-social behavior in high-density rental pockets.
- Variable streetscapes with some areas showing lack of maintenance.
- High presence of older 1970s homes requiring significant renovation or remediation.
- Competition from developers can drive up prices for R-coded lots.
- School performance is a common deterrent for families with older children.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Emerging Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly 3x1 and 4x2 brick-and-tile houses on large lots.
Dominant dwelling stock.
💰 Price Range
$520k – $780k
Typical entry to ceiling.
💡 Why It Matters
Girrawheen represents the 'last frontier' of sub-$700k detached housing within a 15-minute drive of the city, making it a critical battleground for first-home buyers.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$615,000
$550k – $750k
🏢 Unit Median
$410,000
$350k – $480k
📈 Price Trend
+14.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $450pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have moved from 'stagnant' to 'aggressive' as buyers are priced out of neighboring Balga and Warwick.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% below Perth metro median house price
Price comparison
📋 Income Ratio
6.8x average household income
Median price ÷ median income
💳 Gross Yield
5.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, Girrawheen remains highly accessible for dual-income households compared to the national average.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
12 days
Avg time on market
📈 Rent Growth p.a.
+15.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families, essential workers, and multi-generational migrant households.
💼 Investor Outlook
Strong cash-flow potential with low vacancy risks. Focus on properties with subdivision potential to maximize long-term exit value.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+48% cumulative
3-Year Growth
+78% cumulative
5-Year Growth
📍 Growth Drivers
- City of Wanneroo's urban infill targets encouraging subdivision.
- Spillover demand from expensive coastal and inner-northern suburbs.
- Ongoing refurbishment of Newpark Shopping Centre and local parks.
- Proximity to the Morley-Ellenbrook Rail Line (nearby stations).
⛔ Headwinds
- Rising interest rates impacting the borrowing capacity of the core buyer demographic.
- Construction cost inflation delaying small-scale development projects.
- Persistent social perception issues slowing high-end gentrification.
🔮 5-Year Outlook
Expect continued outperformance of the Perth median as the suburb completes its transition from public-dominated to private-dominated ownership.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
4
Safety Score
Below Average
📉 Trend
Improving
vs last 12 months
🏙️ vs Metro Average
28% above metro average for property-related offences
Relative comparison
Risk Categories
Burglary: High
Assault: Medium
Drug Related: Medium
📋 What to Check Locally
Review the WA Police Crime Map for specific street-level data; prioritize homes with existing security features like shutters and perimeter fencing.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are socio-economic and structural rather than environmental.
🌊 Flood Risk
Low risk; the area is elevated and not within major flood plains.
🔥 Bushfire Risk
Low risk; primarily urbanized with managed parklands.
🏦 Insurance Impact
Standard premiums apply, though some insurers may load for high-theft postcodes.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20/40 Dual Coding
🔲 Overlays
None significant; standard residential building codes apply.
🏗️ Development Hotspots
Lots exceeding 700sqm near the Newpark Shopping precinct.
Dual coding allows for higher density if specific design criteria are met, significantly increasing land value.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Frequent bus services to Warwick and Whitfords stations; easy access to Mitchell Freeway via Reid Hwy.
🛍️ Amenity & Retail
Newpark Shopping Centre provides essentials; proximity to Kingsway City for broader retail.
🌲 Parks & Recreation
Excellent; Hudson Park and Ferrall Reserve offer high-quality playground and sports facilities.
🏫 Schools
Multiple primary options; Girrawheen Senior High School is the main secondary catchment.
🏥 Healthcare
Local GPs available; 12-minute drive to Joondalup Health Campus.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A young, diverse population with a growing percentage of professional first-home buyers.
💵 Median Income
$68,500 pa
🏠 Ownership
52% owner-occupied, 44% renting
🎂 Age Profile
Median age 34
🎓 Education
High percentage of vocational and trade qualifications.
📊 Age Distribution
The low median age suggests a long-term family-oriented future for the suburb as it matures.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on small-scale private infill rather than massive government infrastructure.
📈 Positive Impacts
- Ongoing subdivision of large lots increasing modern housing stock.
- Upgrades to local community centers and sporting pavilions.
- Improved connectivity via the METRONET Morley-Ellenbrook line (indirect benefit).
📉 Negative Impacts
- Increased traffic congestion on local feeder roads.
- Loss of mature tree canopy due to high-density infill.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Warwick
Position
West
Price
30% more expensive
Lifestyle
More established, better school reputations.
Best for
Upsizers with higher budgets.
📍Balga
Position
South
Price
Similar
Lifestyle
Higher density, more villas/townhouses.
Best for
Investors seeking maximum yield.
📍Marangaroo
Position
North
Price
15% more expensive
Lifestyle
Golf course proximity, larger 1980s homes.
Best for
Second-home buyers.
📍Koondoola
Position
East
Price
5% cheaper
Lifestyle
Similar character, slightly more isolated.
Best for
Budget-conscious first-home buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Lockridge
WA
6.5/10
Historical public housing roots, large blocks, and recent gentrification.
Elizabeth
SA
6.2/10
Satellite city feel with strong value growth and social transition.
Lalor Park
NSW
6.7/10
Post-war housing commission area now popular with young families.
Inala
QLD
6.4/10
Multicultural hub with large lots and strong rental demand.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents appreciate the affordability and central location, though many express a desire for improved local security and more 'café culture' amenities.
★★★★☆
Value for money
I bought here because I could actually afford a backyard for my dog while still being close to my job in the city.
Affordability
Space
★★★☆☆
Safety concerns
The suburb has changed a lot, mostly for the better, but you still need to be careful about where you park your car at night.
Safety
Change
★★★★★
Investment returns
My rental property here has never been vacant for more than three days; the demand is just incredible.
Rental Demand
Yield
★★★★☆
Parks and Recreation
The playgrounds are actually really good now after the council upgrades, and there are lots of other kids for mine to play with.
Parks
Community
★★★★☆
Zoning
The R40 coding makes these blocks gold mines if you can find one with the right sewer connections.
Development
Complexity
★★★☆☆
Local Amenities
It's a bit of a food desert if you want nice restaurants, but the grocery stores are cheap and authentic.
Dining
Shopping
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with R40 or R60 zoning even if you don't plan to develop immediately.
- Look for homes on the western side of the suburb for better proximity to Warwick amenities.
- Check for asbestos in any home built before 1990, which is common in Girrawheen.
- Verify the location of sewer lines as they can impact subdivision potential on large blocks.
- Attend auctions to gauge the true level of investor competition in the current market.
❓ Questions to Ask the Agent
- Is this property dual-coded R20/40 or R20/60?
- Are there any known structural issues or history of termite damage?
- What is the current percentage of public housing on this specific street?
- Has a feature survey been conducted to identify sewer and water easements?
- What was the most recent comparable sale that wasn't a developer buy?
- Are there any encumbrances on the title that restrict subdivision?
- How many applications did the last rental listing in this street receive?
- Is the property currently compliant with WA rental security standards?
🏷️ Seller Strategy
- Highlight subdivision potential in all marketing materials if the block size allows.
- Invest in basic cosmetic renovations (paint and flooring) to attract the first-home buyer market.
- Ensure security features are prominent to alleviate safety concerns for new buyers.
- Consider 'Subject to Finance' offers carefully as bank valuations can be conservative in this area.
- Stage the property to show how a 1970s layout can work for a modern family.
📣 Positioning Tips
Position the property as a 'strategic land holding' rather than just a house. Emphasize the proximity to the CBD and the scarcity of large blocks in the northern corridor.
💼 Investment Case
High-yield strategy with a focus on land banking for future development.
⚠️ Investment Risks
Higher maintenance costs on older stock and potential for tenant-related property damage.
📈 Action Plan
- Target 3x1 houses on 680sqm+ blocks.
- Install high-quality security screens and lighting to attract stable tenants.
- Utilize a property manager with specific experience in the City of Wanneroo.
- Review depreciation schedules to maximize tax benefits on older improvements.
🔑 Renter Tips
- Have your application ready immediately after viewing; competition is fierce.
- Look for properties with solar panels to offset rising electricity costs.
- Check the proximity to bus routes if you don't have a car.
🏘️ What Renters Love Here
Affordable rent for a full-sized house and backyard.
⚠️ Renter Watch-Outs
Older homes may have poor insulation, leading to high heating/cooling costs.
🏢 Landlord Strategy
- Regularly inspect the property to ensure gardens are maintained.
- Consider long-term leases (12-24 months) to secure reliable tenants.
- Keep up with RCD and smoke alarm compliance to avoid liability.
📋 Compliance & Management
Strict adherence to WA's Residential Tenancies Act is required, especially regarding security standards (deadlocks and window locks).
🤝 Agent Insights
- The market is currently driven by Eastern States investors buying sight-unseen.
- Days on market are trending downward toward sub-10 day averages.
- Properties with 'development potential' in the headline receive 4x more inquiries.
🎯 Marketing Angles
Focus on 'The Last Affordable Frontier' and 'Subdivision Goldmine'.
👤 Target Buyer Profile
First-home buyers (25-35) and interstate portfolio builders.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm zoning with the City of Wanneroo planning department.
✓
Order a comprehensive building and pest inspection (essential for 70s stock).
✓
Check the WA Police crime statistics for the specific street block.
✓
Verify the presence of asbestos in eaves, wet areas, and fences.
✓
Review the Dial Before You Dig (DBYD) report for underground assets.
✓
Assess the condition of the electrical wiring and RCD compliance.
✓
Check for any unauthorized structures (sheds/patios) not on the council plan.
✓
Evaluate the proximity to high-voltage power lines or main road noise.
✓
Confirm school catchment zones via the WA Department of Education website.
✓
Analyze the recent 'sold' prices for similar sized blocks within 500m.
✓
Check for any planned local government infrastructure changes in the suburb.
✓
Inspect the property during both day and night to assess street noise/activity.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on projected data and historical trends as of March 2026. It does not constitute financial or legal advice. Buyers should conduct independent due diligence and consult with qualified professionals before making any property investment decisions.
