Dave Martin
10 Gimbon Green, Leda, WA 6170
Offers low to mid $700,000's - OPEN SUN 2:30pm!!!
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Open Sunday 25 October 2:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Leda — Noongar Country
Originally part of the larger Rockingham-Kwinana development plan, Leda remained largely undeveloped until the late 1980s and early 1990s. It was designed as a residential feeder for the Kwinana Industrial Area, providing affordable housing for workers. The suburb is unique for being almost entirely surrounded by protected bushland and industrial buffer zones.
Today, Leda is a quiet, predominantly residential suburb with a high density of young families and a significant rental population. It maintains a 'hidden' feel due to its single main entry point and heavy tree canopy.
Overall Score
6
A solid entry-level suburb that balances affordability with proximity to major employment, though held back by social-economic challenges.
Aboriginal Name
Kwina— "Meaning 'pretty maiden', associated with the broader Kwinana coastal area"
Name Origin
Named after the Greek mythological figure Leda, continuing the nautical and mythological naming theme of the Kwinana district.
Established
Gazetted 1969
Nature Border
70% of perimeter is bushland
Housing Era
Predominantly 1990-2005
Wildlife
Significant Carnaby's Cockatoo habitat
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
Strong upward pressure as buyers are priced out of nearby Rockingham and Wellard.
Amenity
5
Limited internal retail; residents rely heavily on Kwinana Marketplace and Wellard Square.
Schools
5
Leda Primary is central, but secondary options often require travel to nearby suburbs.
Transport
6
Good access to Kwinana Freeway and Wellard Station, though internal bus frequency is moderate.
Risk Profile
4
Significant bushfire risks and proximity to heavy industrial zones impact the rating.
Liveability
6
High access to nature and quiet streets, but low walkability to services.
Demographics
5
Largely lower-to-middle income families and a high proportion of essential workers.
Rental Demand
9
Extremely high due to the proximity to the Kwinana Industrial Area and general Perth rental shortage.
Growth Potential
7
Strong potential as the 'ripple effect' from Perth's southern corridor continues.
Affordability
9
One of the most accessible price points within 35km of the Perth CBD.
Crime & Safety
4
Higher than average rates of property-related crime compared to the state median.
Walkability
3
Car-dependent for almost all errands due to the suburb's cul-de-sac layout.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$585,000
Significant growth since 2023
Annual Growth
14.2%
Outperforming many northern suburbs
Vacancy Rate
0.6%
Critically undersupplied
Typical Buyer
Young Families
Seeking 4x2 homes on 500sqm+
CBD Commute
35-45 mins
Via Wellard Train Station
Bushfire Zone
High Risk
Eastern fringe properties
✅ Key Advantages
- Exceptional value for money for detached 4-bedroom family homes.
- Direct access to the Leda Nature Reserve and extensive walking trails.
- Proximity to major employment hubs in the Kwinana Industrial Area.
- Quiet, low-traffic streets due to the suburb's limited entry points.
- Large block sizes (typically 500sqm to 700sqm) compared to new estates.
⚠️ Key Watch-Outs
- High property crime rates, specifically theft and domestic incidents.
- Limited local shopping and dining options within the suburb boundaries.
- Proximity to heavy industry may lead to occasional air quality or noise concerns.
- Significant bushfire management requirements for properties on the bush interface.
- Variable street-by-street appeal with some pockets showing signs of neglect.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Quiet Residential
How this suburb feels day-to-day.
🏠 Property Types
Almost exclusively detached single-storey houses, mostly 4-bedroom, 2-bathroom configurations.
Dominant dwelling stock.
💰 Price Range
$520,000 – $680,000
Typical entry to ceiling.
💡 Why It Matters
Leda represents the 'last frontier' of affordability for families in Perth's southern corridor who require a full-sized block and proximity to the rail line.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$585,000
$530k – $670k
🏢 Unit Median
—
N/A (Very low volume)
📈 Price Trend
+14.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw - $650pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The rapid price escalation reflects a market catch-up as Leda was historically undervalued compared to neighboring Wellard.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
28% below Perth metro median
Price comparison
📋 Income Ratio
6.1x annual average household income
Median price ÷ median income
💳 Gross Yield
5.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, Leda remains highly affordable for dual-income households, particularly those employed in the nearby industrial or medical sectors.
🔥 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%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Blue-collar workers, young families, and defense personnel from nearby HMAS Stirling.
💼 Investor Outlook
Strong yields and low vacancy make it an attractive cash-flow play. Capital growth is currently high but may stabilize as interest rates and local supply shift.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+48% cumulative
3-Year Growth
+85% cumulative
5-Year Growth
📍 Growth Drivers
- Expansion of the Kwinana Lithium and Renewable Energy precinct.
- Spillover demand from the more expensive Wellard and Rockingham markets.
- Ongoing infrastructure upgrades to the Kwinana Freeway and rail links.
- High demand for large blocks suitable for ancillary dwellings (granny flats).
⛔ Headwinds
- Economic sensitivity to the mining and industrial sectors.
- Social-economic stigma affecting long-term premium growth.
- Increasing insurance premiums due to bushfire risk.
🔮 5-Year Outlook
Leda is expected to see moderate growth as it completes its transition from a low-socioeconomic pocket to a standard middle-ring family suburb. Infrastructure improvements in Kwinana City Centre will be the primary catalyst.
🛡️ 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 crime rate
Relative comparison
Risk Categories
Property Theft: High
Assault: Medium
Vandalism: Medium
📋 What to Check Locally
Prioritize properties with existing security features (shutters, CCTV) and avoid homes directly adjacent to unlit pedestrian laneways.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is bushfire, while the primary market risk is the suburb's proximity to heavy industrial zones and associated environmental factors.
🌊 Flood Risk
Low risk; the area is well-elevated and sandy-soiled.
🔥 Bushfire Risk
High risk for properties on the eastern and southern edges bordering the Leda Nature Reserve.
🏦 Insurance Impact
Expect higher premiums for properties within 100m of bushland; some insurers may require a BAL assessment.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Low Density Residential)
🔲 Overlays
Bushfire Prone Area, Kwinana Air Quality Buffer (Area B)
🏗️ Development Hotspots
Limited; mostly internal renovations and occasional battle-axe subdivisions.
Strict zoning maintains the family character but limits the potential for high-density development or quick profits through subdivision.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dependent on Wellard Station (5-min drive) for CBD access; local bus routes connect to Kwinana Hub.
🛍️ Amenity & Retail
Basic; requires travel to Kwinana or Rockingham for major shopping, cinemas, and dining.
🌲 Parks & Recreation
Excellent; Leda Nature Reserve and Sloan's Reserve offer significant outdoor recreation.
🏫 Schools
Leda Primary is well-regarded locally; secondary students typically attend Gilmore College or private schools in Rockingham.
🏥 Healthcare
Close to Kwinana Medical Centre and a 15-minute drive to Rockingham General Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A young, diverse community with a high proportion of families and trade-based workers.
💵 Median Income
$78,500 pa
🏠 Ownership
38% owner-occupied, 42% renting, 20% being purchased
🎂 Age Profile
Median age 32
🎓 Education
High percentage of vocational (TAFE) qualifications; lower university attainment than metro average.
📊 Age Distribution
The young demographic ensures long-term demand for schools and childcare, but also contributes to higher rental turnover.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on industrial expansion in the Kwinana strip and local amenity upgrades.
📈 Positive Impacts
- Kwinana Lithium Plant expansion providing local high-income jobs.
- Upgrades to the Kwinana City Centre retail and aquatic precinct.
- Proposed Westport (Outer Harbour) development potentially boosting regional land values.
📉 Negative Impacts
- Increased heavy vehicle traffic on peripheral roads.
- Potential for industrial noise/odour as production scales up.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Wellard
Position
North
Price
20% more expensive
Lifestyle
More modern, master-planned, better rail walkability.
Best for
Commuters and young professionals.
📍Parmelia
Position
North-West
Price
Similar
Lifestyle
Older stock, more hilly, closer to Kwinana Hub.
Best for
Budget-conscious families.
📍Calista
Position
West
Price
10% cheaper
Lifestyle
Smaller 1960s cottages, more established trees.
Best for
Renovators and first home buyers.
📍Bertram
Position
North-East
Price
15% more expensive
Lifestyle
Newer homes, very high density, closer to freeway.
Best for
Investors and young families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Camillo
WA
5/10
Similar price point, socio-economic profile, and proximity to nature reserves.
Middle Swan
WA
6/10
Semi-industrial fringe location with strong nature access and 90s housing.
Orelia
WA
5/10
Directly adjacent with similar demographics and housing age.
Gosnells
WA
6/10
Large blocks, similar distance to CBD, and comparable market momentum.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents appreciate the quiet, 'bushy' feel and the affordability, but frequently cite concerns regarding security and the lack of local cafes.
★★★★☆
Quiet living
I love how quiet our street is. We back onto the reserve and see kangaroos every morning. It's the best value for money we could find.
Peaceful
Nature
★★★☆☆
Security
Great house for the price, but we had to install a full security system and shutters after a few 'lookers' came by in the first month.
Affordability
Safety concerns
★★★★★
Investment
The rental yield here is fantastic. I've never had a vacancy for more than a week, and the capital growth lately has been a nice surprise.
Yield
Demand
★★★☆☆
Amenities
The primary school is decent, but I hate that I have to drive 10 minutes just to get a good coffee or do a proper grocery shop.
Schooling
Lack of shops
★★★★☆
Location
Perfect spot for work. I'm at the Kwinana site in 8 minutes. Plenty of room in the garage for the ute and tools.
Work proximity
Storage space
★★☆☆☆
Social issues
Moved out because of the hoon driving and noisy neighbors. It really depends on which street you end up on.
Noise
Anti-social behavior
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Focus on the 'Leda pocket' north of Feilman Drive for the best long-term value.
- Check the BAL (Bushfire Attack Level) rating before making an offer.
- Prioritize homes with 4 bedrooms and 2 bathrooms, as these have the highest resale demand.
- Look for properties with side access for boats or caravans, a high-value feature in this area.
- Negotiate hard on properties with original 90s interiors that require cosmetic updates.
- Visit the street at night and on weekends to gauge noise levels and neighborhood character.
❓ Questions to Ask the Agent
- What is the BAL rating for this specific property?
- Are there any known issues with the Kwinana industrial buffer zone affecting this street?
- Has the property had a recent termite inspection, given the proximity to the bush?
- What is the proportion of owner-occupiers in this immediate street?
- Are there any planned developments for the vacant land nearby?
- Has the home been recently treated for any dampness or roof leaks?
- What are the average utility costs for a home of this size in this area?
- Can you provide a list of recent comparable sales within the last 3 months?
🏷️ Seller Strategy
- Invest in front-of-house security features to reassure safety-conscious buyers.
- Ensure the garden is tidy but low-maintenance to appeal to busy working families.
- Highlight proximity to Wellard Station in marketing materials.
- Address any minor maintenance issues (leaking taps, cracked tiles) to avoid 'nitpicking' during inspections.
- Use professional photography to showcase the proximity to the nature reserve.
📣 Positioning Tips
Position the property as a 'ready-to-move-in' family sanctuary that offers a better lifestyle-to-price ratio than neighboring Wellard.
💼 Investment Case
High-yield cash flow play with strong long-term capital growth prospects due to industrial expansion.
⚠️ Investment Risks
Higher management intensity due to tenant demographic and potential for property damage.
📈 Action Plan
- Target 4x2 houses on 500sqm+ blocks.
- Install durable flooring (vinyl plank or tile) to minimize turnover costs.
- Engage a property manager with specific experience in the Kwinana region.
- Consider adding a split-system air conditioner to the main living area to increase rentability.
- Budget for slightly higher insurance premiums.
🔑 Renter Tips
- Have your application ready immediately after viewing; properties move in days.
- Look for homes with solar panels to help offset rising electricity costs.
- Check mobile reception inside the house, as some pockets near the reserve have weak signals.
🏘️ What Renters Love Here
Affordable rent for a full-sized family home with a backyard.
⚠️ Renter Watch-Outs
Limited public transport within the suburb; a car is almost essential.
🏢 Landlord Strategy
- Conduct regular 3-monthly inspections to maintain property standards.
- Ensure all smoke alarms and RCDs are compliant before every new lease.
- Consider long-term leases (12-24 months) for stable families.
📋 Compliance & Management
Strict adherence to WA's Residential Tenancies Act is required, particularly regarding security standards (deadlocks and lighting).
🤝 Agent Insights
- The market is currently driven by first-home buyers and interstate investors.
- Stock levels are historically low, leading to multiple-offer scenarios.
- Properties bordering the reserve take slightly longer to sell due to BAL concerns.
🎯 Marketing Angles
The 'Affordable Nature Escape' – emphasizing the unique bushland setting at an entry-level price point.
👤 Target Buyer Profile
Young families currently renting in the southern suburbs and FIFO workers looking for a base.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm BAL rating via the DFES Map of Bush Fire Prone Areas.
✓
Order a comprehensive building and pest inspection.
✓
Check the WA Police crime map for the specific street.
✓
Verify the property is not on the Contaminated Sites Database due to industrial proximity.
✓
Review the City of Kwinana's Local Planning Scheme for any nearby zoning changes.
✓
Assess the condition of the fencing, especially if bordering the nature reserve.
✓
Check for any restrictive covenants on the land title.
✓
Test all security systems and window shutters.
✓
Evaluate the age and efficiency of the hot water system and air conditioning.
✓
Confirm school catchment zones via the WA Department of Education.
✓
Check for any planned road upgrades that might increase noise.
✓
Inspect the roof cavity for insulation quality and rodent activity.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on historical data and market projections as of March 2026. It does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
