12/54 Pollard Street, Glendalough, WA 6016
Around mid $800,000's
3 1 1
Open Saturday 18 July 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Glendalough — Whadjuk Noongar Country
Originally part of the Catholic Church's land holdings, the area was developed in the early 20th century with a focus on religious and educational institutions. Post-WWII, it transitioned into a residential suburb with a significant wave of medium-density flat development in the 1960s and 70s.
Today, Glendalough is a compact, high-density residential hub favoured by commuters due to its dedicated train station and proximity to the Mitchell Freeway.
Overall Score
7
A solid performer for capital growth and yield, though held back by safety perceptions and high-density issues.
Aboriginal Name
Galup— "Place of fires or place of tracks, associated with the nearby Lake Monger area"
Name Origin
Named after the Glendalough valley in Ireland, meaning 'Glen of the Two Lakes', reflecting its position between Lake Monger and Herdsman Lake.
Established
Gazetted 1921
Heritage
Connectivity
Nature
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
Strong upward pressure due to its status as the 'cheapest neighbor' to Mt Hawthorn and Wembley.
Amenity
7
Excellent access to nature and local shopping, though lacks a high-street cafe culture within the suburb itself.
Schools
6
Primary options are decent; secondary schooling falls within the highly sought-after Bob Hawke College catchment for some areas.
Transport
9
Exceptional; direct train access to CBD and Joondalup, plus immediate freeway entry.
Risk Profile
5
Moderate risk due to the age of building stock and high proportion of rental properties.
Liveability
7
High for active residents who value the lakes and quick city access.
Demographics
6
A transient but professional-leaning population with a high percentage of single-person households.
Rental Demand
9
Extremely high due to the proximity to the city and hospital precincts.
Growth Potential
8
Significant, as the Herdsman-Glendalough Structure Plan drives long-term urban renewal.
Affordability
7
Very affordable compared to immediate neighbors, though prices have risen sharply since 2023.
Crime & Safety
4
Higher than average reported incidents, particularly around the train station and older unit blocks.
Walkability
8
Very high; most amenities and transport are accessible on foot.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$945,000
Limited stock available
Median Unit
$485,000
High volume of 1970s stock
12mo Growth
14.2%
Outperforming state average
Gross Yield
5.8%
Strong for inner-city units
Commute
7 mins
Train to Perth CBD
Green Space
42%
Includes lake boundaries
✅ Key Advantages
- Unbeatable transport links with a dedicated train station and freeway access.
- Direct proximity to Lake Monger and Herdsman Lake regional parks.
- Significant price discount compared to adjacent Mt Hawthorn and Wembley.
- High rental yields making it an attractive entry point for investors.
- Falling within the Bob Hawke College catchment area (select streets).
- Long-term upside from the Herdsman-Glendalough urban renewal project.
⚠️ Key Watch-Outs
- Significant noise pollution from the Mitchell Freeway and Scarborough Beach Road.
- High concentration of older, poorly maintained strata complexes.
- Higher crime rates and anti-social behavior reports near the station precinct.
- Lack of 'village feel' or internal cafe strip compared to neighbors.
- Limited supply of full-sized green-title houses.
- Ongoing construction and traffic congestion related to freeway upgrades.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Transit-Oriented Urban
How this suburb feels day-to-day.
🏠 Property Types
Predominantly 1970s apartments and 1990s villas, with a small pocket of character houses.
Dominant dwelling stock.
💰 Price Range
$380k (Studio/1BR) – $1.3m (Rare House)
Typical entry to ceiling.
💡 Why It Matters
Glendalough serves as a critical 'overflow' suburb. When buyers are priced out of Leederville or Mt Hawthorn, they move here for the same lifestyle benefits at a 30-40% discount. This creates a permanent floor for demand.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$945,000
$850k – $1.25m
🏢 Unit Median
$485,000
$350k – $650k
📈 Price Trend
+14.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The heavy skew toward units means the 'median house price' is often skewed by low volume. The real market movement is in the villa and townhouse segment.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Perth metro median for units
Price comparison
📋 Income Ratio
7.4x annual income
Median price ÷ median income
💳 Gross Yield
5.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have surged, Glendalough remains one of the few suburbs within 6km of the CBD where a sub-$500k entry point is still viable for units.
🔥 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 professionals, hospital staff from nearby QEII, and international students.
💼 Investor Outlook
Excellent for cash flow. The tight vacancy rate and proximity to major employment hubs (Osborne Park and CBD) ensure consistent occupancy.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+38%
3-Year Growth
+62%
5-Year Growth
📍 Growth Drivers
- Herdsman-Glendalough Structure Plan (rezoning for higher density and mixed use).
- Spillover demand from high-value neighboring suburbs.
- Ongoing scarcity of affordable rentals in the inner-north.
- Proximity to the expanding Osborne Park commercial precinct.
- Catchment status for Bob Hawke College.
⛔ Headwinds
- Rising strata insurance premiums for older complexes.
- Interest rate sensitivity among the first-home buyer demographic.
- Perception of safety issues impacting long-term owner-occupier appeal.
🔮 5-Year Outlook
Expect continued outperformance as the suburb transitions from a 'drive-through' area to a more structured urban village under City of Stirling planning.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
4
Safety Score
Below Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% above metro average for opportunistic theft
Relative comparison
Risk Categories
Property Theft: High
Vehicle Break-ins: High
Personal Safety (Night): Medium
📋 What to Check Locally
Prioritize properties with secure, gated parking and intercom systems. Avoid ground-floor units with direct street frontage in older complexes.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve the structural integrity of older strata stock and environmental noise from major arterial roads.
🌊 Flood Risk
Low risk, though some low-lying areas near Herdsman Lake can experience drainage issues during extreme events.
🔥 Bushfire Risk
Negligible risk due to urban density.
🏦 Insurance Impact
Rising premiums for older '6-pack' apartment blocks due to fire safety compliance and aging infrastructure.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R40 to R80 (High Density)
🔲 Overlays
Herdsman-Glendalough Structure Plan Area
🏗️ Development Hotspots
Scarborough Beach Road corridor and the station precinct.
The City of Stirling is pushing for significant redevelopment, which may lead to increased construction noise but long-term value uplift.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Top-tier access via Joondalup line and multiple bus routes on Scarborough Beach Rd.
🛍️ Amenity & Retail
Glendalough IGA and local shops provide essentials; Lake Monger provides world-class recreation.
🌲 Parks & Recreation
Exceptional access to Herdsman Lake and Lake Monger trails.
🏫 Schools
Glendalough Primary is well-regarded; secondary options are mixed but improving.
🏥 Healthcare
Close proximity to St John of God Subiaco and Sir Charles Gairdner Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, younger-leaning population with a high proportion of renters and single-person households.
💵 Median Income
$82,500 pa
🏠 Ownership
32% owner-occupied, 65% renting
🎂 Age Profile
Median age 32
🎓 Education
High percentage of tertiary-educated professionals.
📊 Age Distribution
The high rental population drives the market; investors should look for features that appeal to professional singles and couples.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Herdsman-Glendalough Structure Plan is the defining project for the next decade.
📈 Positive Impacts
- Transformation of industrial land into mixed-use residential.
- Improved pedestrian and cycle links to the station.
- Increased commercial and retail offerings within the suburb.
📉 Negative Impacts
- Ongoing construction traffic and noise.
- Potential loss of 'quiet' pockets as density increases.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mt Hawthorn
Position
East
Price
100% more expensive
Lifestyle
Premium cafe culture and family-oriented streets.
Best for
Established families and high-income earners.
📍Wembley
Position
South
Price
80% more expensive
Lifestyle
Larger blocks and more prestigious school zones.
Best for
Families seeking long-term 'forever' homes.
📍Osborne Park
Position
North
Price
Similar for residential
Lifestyle
More industrial/commercial feel.
Best for
Workers in the local commercial district.
📍Leederville
Position
South-East
Price
60% more expensive
Lifestyle
Vibrant nightlife and entertainment hub.
Best for
Young professionals wanting to be in the action.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Maylands
WA
7/10
Both are transit-oriented inner-city suburbs with a mix of older units and river/lake access.
Joondanna
WA
7/10
Nearby suburb with similar 1970s villa stock and proximity to the freeway.
West Footscray
VIC
7/10
Inner-city 'bridesmaid' suburb with strong transport and improving demographics.
Enoggera
QLD
7/10
Focus on transport connectivity and a mix of older and newer high-density housing.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and the lakes but express concerns over security and the lack of a central 'hub'.
★★★★☆
Commuter Paradise
I can be in my office in the CBD in 15 minutes from my front door. The train is a lifesaver.
Transport
Convenience
★★★☆☆
Safety concerns
I love my apartment, but I don't feel comfortable walking from the station alone late at night.
Safety
Affordability
★★★★★
Nature Access
Walking around Lake Monger every morning is the highlight of living here. It's like having a massive backyard.
Parks
Lifestyle
★★★★☆
Hospital Proximity
Perfect for working at Charlies. It's close enough to be easy but far enough to escape the hospital zone.
Location
★★★★☆
Rental Yield
The vacancy rate is basically zero. I've never had a week without a tenant in five years.
Yield
Demand
★★☆☆☆
Noise Issues
The freeway noise is constant. You get used to it, but you can never really enjoy the balcony.
Noise
Amenity
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Focus on the 'Lake Monger side' of the suburb for better capital growth potential.
- Check the strata minutes meticulously for any mention of 'concrete cancer' or 'cladding' issues in older blocks.
- Prioritize units with at least two car bays or secure visitor parking, as street parking is limited.
- Verify if the property falls within the Bob Hawke College catchment area, as this adds significant value.
- Look for properties with double glazing if they are within 200m of the freeway or Scarborough Beach Road.
- Negotiate harder on properties with high strata fees or low sinking funds.
❓ Questions to Ask the Agent
- Is this property within the Bob Hawke College catchment zone?
- What are the quarterly strata levies and what do they include?
- Are there any planned special levies for the complex in the next 24 months?
- How many of the units in this block are owner-occupied?
- Has the strata company conducted a recent building structural report?
- What is the history of noise complaints for this specific unit?
- Are there any pending developments on the adjacent lots under the Structure Plan?
- Is the parking on the title or is it an exclusive use bay?
🏷️ Seller Strategy
- Highlight the proximity to the CBD and the train station as the primary selling points.
- Invest in acoustic improvements or high-quality window treatments to mitigate road noise during inspections.
- Ensure the strata company has a clear 10-year maintenance plan available for buyers.
- Target young professionals and first-home buyers with modern, minimalist staging.
- Address any security concerns by highlighting upgraded locks, lighting, or intercoms.
📣 Positioning Tips
Position the property as the 'ultimate lifestyle-on-a-budget' choice. Emphasize that you are buying into the same amenities as Mt Hawthorn for a fraction of the price.
💼 Investment Case
Glendalough is a yield-play with a side of capital growth. It is ideal for those looking for high occupancy and inner-city land value.
⚠️ Investment Risks
High strata levies and potential for anti-social behavior in certain pockets impacting tenant quality.
📈 Action Plan
- Target 2-bedroom villas over 1-bedroom apartments for better resale appeal.
- Ensure the property has secure parking.
- Budget for higher-than-average property management oversight.
- Monitor the Herdsman-Glendalough Structure Plan for rezoning opportunities.
🔑 Renter Tips
- Apply quickly; properties here often lease after the first viewing.
- Check the mobile reception and NBN speeds, as some older blocks have poor connectivity.
- Visit the area at night to gauge noise and safety comfort levels.
🏘️ What Renters Love Here
Unbeatable commute times and beautiful weekend walks at the lakes.
⚠️ Renter Watch-Outs
Freeway noise can be intrusive; some older blocks have poor insulation (hot in summer, cold in winter).
🏢 Landlord Strategy
- Consider offering 'water included' in the rent if the complex isn't individually metered to simplify billing.
- Install split-system air conditioning to attract higher-quality professional tenants.
- Maintain a proactive approach to security upgrades.
📋 Compliance & Management
Ensure all RCDs and smoke alarms are compliant, particularly in older 1970s units which may have outdated wiring.
🤝 Agent Insights
- Stock is moving fast; buyers are often 'fatigued' from being outbid in Mt Hawthorn.
- The Bob Hawke College catchment is a major 'secret' lever for certain streets.
🎯 Marketing Angles
Focus on 'The Lake Lifestyle' and '7 Minutes to the City'.
👤 Target Buyer Profile
First home buyers (25-35), FIFO workers seeking a lock-and-leave, and yield-focused investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment via the WA Department of Education website.
✓
Order a strata report to check the sinking fund balance.
✓
Visit the property during peak hour (8am or 5pm) to assess freeway noise.
✓
Check the City of Stirling's 'Herdsman-Glendalough Structure Plan' for nearby rezoning.
✓
Inspect the property for signs of rising damp, common in older Glendalough builds.
✓
Confirm the presence of NBN (FTTP/FTTN).
✓
Review the crime map via the WA Police website for the specific street.
✓
Check for any heritage listings on the property or immediate neighbors.
✓
Verify the 'Use Class' if looking at a property with home-office potential.
✓
Assess the condition of common areas and boundary fencing.
✓
Check for individual water meters (many older blocks share a meter).
✓
Confirm the pet policy within the strata bylaws.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is a data-driven analysis for informational purposes only. It does not constitute financial or investment advice. While data is sourced from government and official portals, market conditions can change rapidly. Buyers should conduct their own independent due diligence and seek professional legal and financial advice before purchasing.
