Clare Nation
4/5 Waterloo Street, Joondanna, WA 6060
Offers in the Late $800,000s
3 1 1
Open Saturday 24 October 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Joondanna — Noongar Country
Originally part of the Osborne Park district, Joondanna was primarily utilized for market gardening and poultry farming until the post-WWII housing boom. It was formally named in 1954 to distinguish it from the surrounding industrial and agricultural areas. The suburb saw significant development in the 1950s and 60s, becoming a popular destination for European migrants.
Today, Joondanna is a gentrifying residential pocket characterized by a mix of original mid-century brick homes and modern triplex developments. It maintains a quieter, more suburban feel than its immediate neighbors, Mount Hawthorn and Tuart Hill.
Overall Score
8.2
A top-tier 'bridesmaid' suburb that offers better value than Mt Hawthorn with similar city access.
Aboriginal Name
Whadjuk Boodja— "Believed to be derived from a word meaning 'place of the moon' or related to a local farm name."
Name Origin
Named after a local farm owned by the Banks family, which was established in the early 20th century.
Established
Gazetted 1954
Housing Style
Dominant 1950s brick and tile character homes.
Green Space
Home to the expansive Albert James Park.
Proximity
Located exactly 6km north of the Perth GPO.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.8
Strong price growth driven by low stock levels across the Perth metropolitan area.
Amenity
7.5
Excellent access to the Main Street cafe strip and nearby Mount Hawthorn retail.
Schools
7.2
Solid primary options with access to the sought-after Bob Hawke College catchment in specific southern pockets.
Transport
8.4
Superb connectivity via the Mitchell Freeway and proximity to Glendalough Train Station.
Risk Profile
8.5
Low environmental risk with stable, long-term residential demand.
Liveability
8.1
High appeal for young professionals and small families seeking an urban-fringe lifestyle.
Demographics
7.6
A healthy mix of established European families and an increasing influx of young professionals.
Rental Demand
9.2
Extremely tight vacancy rates consistent with broader Western Australian trends.
Growth Potential
8.0
Continued gentrification and rezoning potential provide a strong floor for capital growth.
Affordability
6.2
Becoming increasingly expensive as it tracks the growth of premium neighboring suburbs.
Crime & Safety
7.4
Generally safe, though typical inner-city opportunistic crime occurs near major transit corridors.
Walkability
7.8
Very walkable in the southern and eastern sections near retail hubs and parks.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,185,000
Significant 12-month growth
Median Unit
$725,000
Includes modern villas/townhouses
Vacancy Rate
0.6%
Critically undersupplied market
CBD Commute
12-15 mins
Via car or Glendalough Station
Family Ratio
62%
High percentage of family households
Zoning
R30/R40
High potential for subdivision
✅ Key Advantages
- Exceptional proximity to Perth CBD and the Mitchell Freeway.
- Walking distance to the vibrant Main Street cafe and restaurant precinct.
- Quiet residential streets compared to high-traffic neighbors like Osborne Park.
- Strong historical capital growth and high rental yields.
- Diverse housing stock ranging from entry-level villas to premium renovated homes.
⚠️ Key Watch-Outs
- Traffic congestion on Wanneroo Road and Green Street during peak hours.
- Increasing density is reducing street parking availability in some pockets.
- Parts of the suburb are under the flight path for light aircraft (Jandakot/Perth).
- School catchment boundaries are strict; verify address for Bob Hawke College.
- Older 1950s homes may require significant electrical and plumbing upgrades.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Gentrifying Residential
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1950s character houses, 1990s villas, and modern triplexes.
Dominant dwelling stock.
💰 Price Range
$650k (units) – $1.8m+ (renovated houses)
Typical entry to ceiling.
💡 Why It Matters
Joondanna serves as the primary value alternative to Mount Hawthorn. It offers the same proximity to the city but at a lower entry price, making it a hotspot for young professionals and investors looking for land value and yield.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,185,000
$950k – $1.75m
🏢 Unit Median
$725,000
$550k – $850k
📈 Price Trend
+14.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of units/villas reflects the suburb's transition toward higher density, which has supported strong rental growth while keeping entry prices accessible for first-home buyers.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Perth metro house median
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While Joondanna has become less affordable recently, it remains significantly cheaper than its southern neighbor, Mount Hawthorn, where medians often exceed $1.5m.
🔥 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% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professional couples, hospital staff (Sir Charles Gairdner), and small families.
💼 Investor Outlook
Extremely positive. The combination of high yields and proximity to major employment hubs makes this a low-risk investment location with sustained capital growth prospects.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+38% cumulative
3-Year Growth
+62% cumulative
5-Year Growth
📍 Growth Drivers
- Continued 'spillover' demand from Mount Hawthorn and North Perth.
- Ongoing gentrification of older 1950s housing stock.
- High demand for inner-city living post-pandemic.
- Proximity to the Stirling City Centre redevelopment project.
- Limited new land supply in the inner-northern corridor.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity for first-home buyers.
- Construction cost inflation slowing down small-scale triplex developments.
- Potential for increased traffic noise as density increases.
🔮 5-Year Outlook
Expect Joondanna to outperform the broader Perth market as it completes its transition into a premium inner-city suburb. Land value will remain the primary driver as R30/40 lots become increasingly scarce.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.4
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard security measures are recommended. Focus on properties with secure garages and perimeter fencing, particularly near the Wanneroo Road boundary.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Joondanna is a low-risk suburb with minimal exposure to natural disasters. The primary risks are related to urban planning and traffic.
🌊 Flood Risk
Very low risk; suburb is elevated and well-drained.
🔥 Bushfire Risk
Negligible; fully urbanized environment.
🏦 Insurance Impact
Standard premiums apply; no specific environmental loading identified.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R30 and R40 Residential
🔲 Overlays
Character Protection Area (limited sections)
🏗️ Development Hotspots
Lots adjacent to Green Street and Wanneroo Road.
The R40 zoning allows for triplex developments on standard 700sqm+ blocks, which underpins the land value for older homes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent bus frequency on Main St and Wanneroo Rd; Glendalough Station is a 5-minute drive.
🛍️ Amenity & Retail
High; walking distance to cafes, restaurants, and the Mezz Shopping Centre nearby.
🌲 Parks & Recreation
Good; Albert James Park and Joondanna Reserve provide quality green space.
🏫 Schools
Solid; Tuart Hill Primary is well-regarded; southern pockets access Bob Hawke College.
🏥 Healthcare
Exceptional; 10 minutes to Sir Charles Gairdner Hospital and Osborne Park Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A suburb in transition from an older European migrant base to a younger, professional demographic.
💵 Median Income
$105,000 pa
🏠 Ownership
38% owner-occupied, 32% owned outright, 30% renting
🎂 Age Profile
Median age 36
🎓 Education
High; 35% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high concentration of 25-44 year olds indicates a strong professional workforce, supporting high rental prices and demand for modern amenities.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on small-scale residential infill and the broader Stirling City Centre redevelopment nearby.
📈 Positive Impacts
- Modernization of housing stock.
- Increased local population supporting Main Street businesses.
- Improved public transport frequency.
📉 Negative Impacts
- Loss of mature tree canopy on private lots.
- Increased street parking pressure.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Mount Hawthorn
Position
South
Price
25% more expensive
Lifestyle
More established cafe culture and premium retail.
Best for
High-income families.
📍Tuart Hill
Position
North
Price
10% cheaper
Lifestyle
Larger blocks but further from the CBD.
Best for
First home buyers.
📍Osborne Park
Position
West
Price
Similar for residential
Lifestyle
Heavy industrial and commercial influence.
Best for
Workers in the local business district.
📍Yokine
Position
East
Price
Similar
Lifestyle
More expansive parks and golf course access.
Best for
Families and retirees.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Pascoe Vale
VIC
7.9/10
Inner-northern suburb with a mix of mid-century homes and modern infill.
Camp Hill
QLD
8.4/10
Elevated residential pocket with strong city views and gentrification.
Gladesville
NSW
8.1/10
Balanced mix of residential quietness and arterial road connectivity.
Everton Park
QLD
7.8/10
Strong 'bridesmaid' suburb dynamics with a focus on young professionals.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value Joondanna for its 'hidden gem' status, offering a quiet lifestyle while being minutes from the city and nightlife.
★★★★★
Location convenience
I can be in the city in 12 minutes, but my street is so quiet I forget how close we are.
Commute
Quiet
★★★★☆
Value for money
We couldn't afford Mt Hawthorn, but Joondanna gives us the same lifestyle for a few hundred thousand less.
Affordability
Lifestyle
★★★★☆
Community feel
The neighborhood is changing, but the old Italian spirit is still here in the gardens and friendly waves.
Community
Change
★★★★★
Investment returns
I've never had a vacancy longer than a week here; the demand from young professionals is relentless.
Yield
Demand
★★★☆☆
Traffic and Parking
The new villas are great, but the street parking is getting a bit tight on our block.
Parking
Density
★★★★☆
Walkability
Walking to Main Street for coffee is the highlight of my weekend.
Walkability
Amenities
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize the southern pocket of Joondanna for better proximity to Mount Hawthorn.
- Check the specific school catchment for Bob Hawke College if high school is a priority.
- Look for R40 zoned blocks with older homes for long-term land banking potential.
- Inspect the structural integrity of 1950s foundations, as some areas have reactive clay.
- Verify if the property is on a 'battle-axe' block and check common driveway insurance.
❓ Questions to Ask the Agent
- Is this property located within the Bob Hawke College catchment zone?
- Are there any planned high-density developments on the immediate street?
- What is the current zoning, and does it allow for a 'granny flat' or subdivision?
- Has the property been rewired or replumbed since its original construction?
- What are the average utility costs for a home of this age in this area?
- Are there any known issues with the local sewer or drainage lines?
- What is the history of the 'battle-axe' block's common property management?
🏷️ Seller Strategy
- Highlight the 'Mount Hawthorn border' in marketing materials to attract premium buyers.
- Ensure gardens are well-presented to appeal to the young family demographic.
- Provide a clear floor plan showing potential for home office space.
- Address any parking limitations early in the sales process.
- Showcase proximity to Glendalough Station for city-based workers.
📣 Positioning Tips
Position the property as a high-value, low-maintenance alternative to the more expensive inner-city suburbs. Focus on the 'lifestyle without the price tag' angle.
💼 Investment Case
High-yield, high-growth inner-city play.
⚠️ Investment Risks
Over-supply of generic triplex units could cap rent growth in specific streets.
📈 Action Plan
- Target older 3x1 homes on 700sqm+ blocks.
- Consider a minor cosmetic renovation to maximize immediate rental yield.
- Verify R-code density with City of Stirling before purchase.
- Focus on properties within 800m of Main Street retail.
🔑 Renter Tips
- Be ready with a complete application; properties lease in under 14 days.
- Check for off-street parking as street parking is limited.
- Look for properties with split-system air conditioning for Perth summers.
🏘️ What Renters Love Here
Quiet streets and excellent proximity to nightlife and work.
⚠️ Renter Watch-Outs
Older villas may have poor insulation and high electricity costs.
🏢 Landlord Strategy
- Regularly review rents to keep pace with the high-growth Perth market.
- Maintain gardens to preserve the 'leafy' appeal of the suburb.
- Consider long-term leases for stable professional tenants.
📋 Compliance & Management
Ensure all RCDs and smoke alarms are compliant with WA state legislation before leasing.
🤝 Agent Insights
- Stock levels are at historic lows; off-market deals are becoming common.
- Buyers are increasingly looking for 'renovated character' over 'new build'.
- The Bob Hawke College catchment is a major price driver for specific streets.
🎯 Marketing Angles
The '6km to CBD' and 'Mt Hawthorn Lifestyle' are the strongest selling points.
👤 Target Buyer Profile
Young professional couples (28-40) and savvy local investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment boundaries via the WA Department of Education website.
✓
Conduct a professional building and pest inspection focusing on 1950s brickwork.
✓
Check the City of Stirling's 'Intramaps' for specific zoning and overlays.
✓
Review the Title for any restrictive covenants or easements.
✓
Visit the property during peak hour to assess traffic noise from Wanneroo Rd.
✓
Check the flight path maps for Jandakot and Perth Airport light aircraft.
✓
Confirm the presence of RCDs and hard-wired smoke alarms.
✓
Inspect the condition of the roof tiles and guttering on older homes.
✓
Verify the proximity to the nearest high-frequency bus stop.
✓
Check for any heritage listings that might restrict renovations.
✓
Assess the street parking availability during evening hours.
✓
Review the last 12 months of comparable sales in the same R-code bracket.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05. Property investment carries risk. While all care has been taken to ensure accuracy, buyers should conduct their own independent due diligence and seek professional financial and legal advice before proceeding with a purchase.
