Originally used for agricultural purposes and poultry farming, Leeming underwent rapid residential development in the late 1970s and 1980s. It was designed as a low-density family suburb to support the growing workforce of the nearby Murdoch precinct.
Today, Leeming is a highly sought-after 'blue-chip' southern suburb known for its quiet cul-de-sacs, well-maintained gardens, and strong community spirit.
- Exceptional public school catchment (Leeming Senior High School).
- Immediate proximity to the Murdoch health and education precinct.
- Large, established blocks (typically 700sqm+) providing long-term value.
- Quiet, safe streets with very low through-traffic in residential pockets.
- Strong historical capital growth and resilient property values.
- Excellent connectivity via Kwinana Freeway and Roe Highway.
- Significant aircraft noise from Jandakot Airport, especially in southern sections.
- Limited walkability; most errands require a vehicle.
- Aging housing stock (1980s) often requires substantial renovation budget.
- Bushfire risk for properties backing onto Ken Hurst Park.
- High entry price point compared to neighboring suburbs like Willetton or Bull Creek.
- Restrictive R20 zoning limits subdivision potential in most areas.
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Leeming serves as a 'destination suburb' for families moving up the property ladder. Its value is anchored by the Murdoch activity center, ensuring it remains a low-risk investment for those prioritizing lifestyle and education.
$1.15m – $1.95m
$550k – $750k
12-month movement
Current asking rents
The lack of diverse housing types (units/townhouses) keeps house prices high due to scarcity, while the large block sizes provide a 'land bank' appeal despite limited subdivision potential.
Price comparison
Median price ÷ median income
Estimated rental yield
Leeming is no longer an entry-level suburb. Buyers are typically second or third-home owners with significant equity or high dual-income professional status.
Lower = tighter market
Avg time on market
Annual rental increase
Medical professionals from Fiona Stanley Hospital and academic staff from Murdoch University.
Extremely low vacancy risk. While yields are modest due to high entry prices, the quality of tenants and capital growth prospects make it a defensive 'set and forget' investment.
- Ongoing expansion of the Murdoch Health and Knowledge Precinct.
- High demand for Leeming SHS catchment area.
- Lack of new land supply in the immediate vicinity.
- General 'flight to quality' in the Perth property market.
- Upgrades to Roe Highway and Kwinana Freeway interchanges.
- Interest rate sensitivity for high-debt family households.
- Aircraft noise constraints impacting premium price ceilings in some pockets.
- Limited rezoning potential to increase density.
Expect steady growth above the Perth average, supported by the suburb's status as a premier education and health-adjacent hub. It is likely to remain a tightly held market.
vs last 12 months
Relative comparison
Check local neighborhood watch groups; most crime is opportunistic theft from vehicles in driveways.
The primary risks are environmental and acoustic rather than social or economic.
Very low risk; well-drained undulating land.
Moderate risk for properties on the western fringe bordering Ken Hurst Park and southern fringe near Jandakot.
Generally standard, though properties in high-noise zones (ANEF 20+) or bushfire zones may see slight premiums.
Jandakot Airport Protection Control (Aviation Noise)
Very limited; mostly internal renovations and occasional 'knock-down rebuilds'.
The R20 zoning preserves the spacious family character but limits the ability to unlock value through subdivision.
Excellent for drivers; Bull Creek station provides fast rail access to Perth CBD.
High; close to Stockland Bull Creek and Southlands Boulevarde.
Abundant; numerous local parks like Beasley Park and Leeming Recreation Centre.
Exceptional; one of the primary drivers for property demand in the area.
World-class; adjacent to the largest hospital precinct in Western Australia.
A stable, affluent demographic consisting of established families and older professionals.
The high owner-occupancy rate ensures properties are well-maintained and community engagement is high.
Development is concentrated in the adjacent Murdoch precinct rather than within Leeming itself.
- Murdoch Health and Knowledge Precinct expansion creating thousands of jobs.
- New 'Medihotel' and aged care facilities nearby.
- Improved retail and dining options at the Murdoch activity center.
- Increased traffic congestion on South Street and Farrington Road.
- Potential for increased noise during construction phases of nearby infrastructure.
Residents praise the suburb for its safety, 'village feel', and the quality of local schools, though some note the increasing traffic and aircraft noise.
The best place to raise kids in Perth. The parks are safe and the schools are second to none.
Working at Fiona Stanley, the commute is literally five minutes. I just wish there were more cafes within walking distance.
I've never had a vacancy longer than a week. The quality of tenants here is exceptional.
The planes from Jandakot can be quite loud on certain days, especially if you are in the southern part of the suburb.
Easy access to the freeway makes getting to the city or the beach a breeze, but you definitely need a car.
We know all our neighbors. It's the kind of place where people still look out for each other.
- Prioritize properties within the Leeming Senior High School catchment for best resale value.
- Visit properties at different times of the day to assess Jandakot Airport flight path noise.
- Check for original 1980s plumbing and electrical if the home hasn't been renovated.
- Look for homes with north-facing living areas to maximize natural light on larger blocks.
- Be prepared to move quickly; well-priced family homes in this suburb often sell within 7-10 days.
- Negotiate on properties that require cosmetic updates but have solid 'bones'.
- Is this property within the official Leeming Senior High School catchment zone?
- What is the ANEF (Aircraft Noise Exposure Forecast) rating for this specific street?
- Has the property been checked for any structural issues common to 1980s builds in this area?
- Are there any known easements or restrictive covenants on the title?
- What are the recent comparable sales in this immediate pocket of Leeming?
- Is the property subject to any bushfire management plans due to proximity to Ken Hurst Park?
- What is the current zoning, and are there any proposed changes in the local planning scheme?
- Highlight school catchment and proximity to hospitals in all marketing materials.
- Invest in professional landscaping; street appeal is highly valued in Leeming.
- Ensure all building and pest inspections are pre-cleared to avoid delays in a fast market.
- Stage the home to appeal to families, emphasizing multiple living zones.
- Consider an 'Offers Invited' strategy to capitalize on competitive tension.
Position the property as a 'forever home' in a secure, education-focused community. Emphasize the lifestyle benefits of being near the Murdoch precinct while maintaining a quiet residential feel.
Leeming offers a low-risk, capital-growth-focused investment with high-quality tenant prospects.
Lower rental yields compared to outer suburbs; potential for high maintenance costs on older homes.
- Target 4-bedroom, 2-bathroom homes on 700sqm+ blocks.
- Ensure the property is within the Leeming SHS zone.
- Budget for a modern kitchen/bathroom refresh to attract premium medical professional tenants.
- Focus on long-term capital growth rather than immediate cash flow.
- Have your application ready before the first viewing.
- Highlight stable employment, especially if working in the nearby health precinct.
- Be prepared for high competition at every home open.
Access to top-tier schools and a very safe, quiet environment.
Limited availability of smaller or more affordable rental options.
- Maintain gardens to a high standard as this is a key expectation in the area.
- Consider allowing pets to broaden the already competitive tenant pool.
- Regularly review rents to stay in line with the fast-moving Perth market.
Ensure all smoke alarms and RCDs are compliant with WA state legislation before leasing.
- The market is driven by 'catchment hunters' who will pay a premium for specific streets.
- Stock levels remain historically low, creating a strong seller's market.
- Buyers are increasingly wary of aircraft noise; transparency is key to closing deals.
Focus on 'The Murdoch Connection' and 'Educational Excellence'.
Established families with school-aged children and medical professionals.
This report is based on data available as of March 2026 and contains estimates for the purpose of due diligence. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations.
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