Dean Demos
21 Tambora Bend, Madeley, WA 6065
Mid $1,000,000's - OFFERS CLOSE 28TH JULY
4 2 2
Open Saturday 18 July 10:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Madeley — Whadjuk Noongar Country
Originally utilized for market gardening and poultry farming, Madeley remained largely rural until the late 1990s. It was formally excised from Landsdale to accommodate rapid residential expansion in the City of Wanneroo.
A master-planned residential suburb characterized by large, contemporary family homes, manicured streetscapes, and high owner-occupancy rates.
Overall Score
8
A top-tier northern suburb for families seeking stability and modern infrastructure.
Aboriginal Name
Mooro— "Refers to the district of the Mooro people, part of the wider Noongar nation."
Name Origin
Named after George Madeley, a local landowner and member of the Wanneroo Road Board in the early 20th century.
Established
Gazetted 1998
Rural Roots
Formerly a hub for market gardens supplying Perth's fresh produce.
Green Space
Home to the significant Madeley Park and adjacent to Kingsway Sporting Complex.
Development
One of the last major infill residential developments in the inner-northern corridor.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
9
Strong price growth driven by low supply and high demand for turnkey family homes.
Amenity
8
Excellent access to Kingsway City shopping and major regional sporting facilities.
Schools
8
Highly regarded local primary school and proximity to quality secondary colleges.
Transport
7
Good road links via Wanneroo Road, though public transport relies heavily on feeder buses.
Risk Profile
7
Low crime but moderate bushfire risk on the eastern boundary near bushland.
Liveability
9
Exceptional for families with numerous parks, playgrounds, and quiet cul-de-sacs.
Demographics
8
Affluent family demographic with high rates of professional employment.
Rental Demand
8
Very tight vacancy rates as families seek long-term stability in the catchment.
Growth Potential
7
Steady appreciation expected as surrounding land supply is exhausted.
Affordability
5
Now considered a premium price point compared to neighboring Marangaroo or Girrawheen.
Crime & Safety
8
Consistently lower crime rates than the Perth metropolitan average.
Walkability
6
Good internal park walks, but car dependency remains high for major shopping.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$945,000
Significant 12-month growth
Family Ratio
82%
Predominantly family households
Vacancy Rate
0.6%
Extremely tight rental market
Top School
Madeley PS
Highly sought-after catchment
CBD Distance
20km
Approx 25-30 min commute
Safety Rating
High
Low incidence of property crime
✅ Key Advantages
- Modern, high-quality housing stock with minimal renovation requirements.
- Exceptional proximity to Kingsway Sporting Complex and regional parks.
- Strong sense of community with high owner-occupancy rates.
- Well-maintained public infrastructure and street lighting.
- Quiet residential pockets with limited through-traffic.
⚠️ Key Watch-Outs
- Increasing price barrier for first-home buyers.
- Traffic congestion on Wanneroo Road during peak commuting hours.
- Bushfire Attack Level (BAL) ratings may apply to properties near bushland.
- Limited nightlife or high-street dining options within the suburb itself.
- Public transport is bus-dependent to reach the Joondalup train line.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Modern Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly 4x2 detached houses on 450sqm-600sqm blocks.
Dominant dwelling stock.
💰 Price Range
$850k – $1.35m
Typical entry to ceiling.
💡 Why It Matters
Madeley represents the 'aspirational' move for families in the northern corridor, offering a significant step up in build quality and safety from older surrounding suburbs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$945,000
$850k – $1.3m
🏢 Unit Median
$595,000
$520k – $650k
📈 Price Trend
+11.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The rapid price escalation reflects Madeley's transition from a standard outer suburb to a premium residential enclave.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
18% above Perth metro median house price
Price comparison
📋 Income Ratio
8.1x average household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more expensive than its neighbors, it offers better value per square meter than coastal suburbs like Hillarys or Duncraig.
🔥 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.
+14%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families and FIFO workers seeking secure, low-maintenance homes.
💼 Investor Outlook
Strong capital growth and low vacancy make it a safe 'land-bank' play, though yields are compressing as entry prices rise.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+11.2%
1-Year Growth
+38%
3-Year Growth
+55%
5-Year Growth
📍 Growth Drivers
- Finite land supply in the immediate area.
- Ongoing upgrades to the Kingsway City retail precinct.
- High demand for the Madeley Primary School catchment.
- Spillover demand from more expensive coastal corridors.
⛔ Headwinds
- Interest rate sensitivity for high-leverage family buyers.
- Competition from newer estates further north in Alkimos/Eglinton.
- Potential for increased density zoning near shopping centers.
🔮 5-Year Outlook
Expect continued moderate growth as the suburb matures and established gardens/trees enhance the streetscape appeal.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Perth metro average crime rate
Relative comparison
Risk Categories
Burglary: Low
Property Damage: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check the WA Police Crime Map for specific street-level data, though Madeley consistently ranks as one of the safer suburbs in the Wanneroo district.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks are environmental (bushfire) and market-based (price ceiling for the area).
🌊 Flood Risk
Low risk; the suburb is situated on elevated sandy terrain with modern drainage.
🔥 Bushfire Risk
Moderate risk on the eastern fringe near the Wangara industrial buffer and bushland.
🏦 Insurance Impact
Standard premiums apply, though properties in BAL-rated zones may see slight increases.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20/R40 Residential
🔲 Overlays
Bushfire Prone Area (State Map)
🏗️ Development Hotspots
Small-scale subdivision of larger corner lots in the older western section.
Zoning is largely stable, protecting the low-density family character of the suburb.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-centric; 10 min drive to Whitfords or Warwick Train Stations.
🛍️ Amenity & Retail
High; Kingsway City provides major supermarkets and specialty retail.
🌲 Parks & Recreation
Excellent; Madeley Park and Cheltonia Park are central community hubs.
🏫 Schools
Strong; Madeley Primary is high-performing; Ashdale Secondary is the local high school.
🏥 Healthcare
Good; Proximity to Joondalup Health Campus (15 mins) and local GPs.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, multicultural community of established families and professionals.
💵 Median Income
$115,000 pa
🏠 Ownership
78% owner-occupied or with mortgage
🎂 Age Profile
Median age 37
🎓 Education
High percentage of tertiary-educated residents.
📊 Age Distribution
The high owner-occupancy rate ensures well-maintained properties and a quiet neighborhood atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure maintenance and retail modernization rather than large-scale residential growth.
📈 Positive Impacts
- Kingsway City Shopping Centre refurbishment.
- Upgrades to the Kingsway Sporting Complex facilities.
- Expansion of local childcare and early learning centers.
📉 Negative Impacts
- Construction noise from minor infill developments.
- Temporary traffic disruptions on Wanneroo Road during intersection upgrades.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Darch
Position
East
Price
Similar
Lifestyle
Very similar, though Darch has more retail variety.
Best for
Families wanting to be closer to Ashdale Secondary.
📍Landsdale
Position
North
Price
Slightly cheaper
Lifestyle
Larger blocks but further from the city.
Best for
Buyers needing more land for workshops or sheds.
📍Marangaroo
Position
South
Price
Cheaper
Lifestyle
Older 1970s/80s housing stock.
Best for
Renovators and budget-conscious families.
📍Kingsley
Position
West
Price
More expensive
Lifestyle
Closer to the train line and freeway.
Best for
Commuters willing to pay a premium for rail access.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Atwell
WA
8/10
Southern equivalent with similar family demographics and master-planned feel.
Canning Vale
WA
7/10
Large scale residential focus with high owner-occupancy.
Iluka
WA
9/10
Aspirational feel, though Iluka is coastal and significantly more expensive.
Piara Waters
WA
7/10
Newer housing stock and strong family focus.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the safety, the quality of the local primary school, and the 'clean' feel of the suburb. It is widely regarded as a 'forever home' location.
★★★★★
Family Safety
I've raised three kids here and never felt unsafe. The parks are always full of families on weekends.
Safe
Community
★★★★☆
Low Maintenance
Great spot for lock-and-leave. The houses are modern so I don't spend my time off doing repairs.
Modern
Convenience
★★★★☆
Market Entry
It was hard to get in, but the capital growth has been amazing since we bought.
Growth
Expensive
★★★☆☆
Nightlife
Quiet at night, which is good for sleep, but you have to drive to Joondalup or the city for a good meal out.
Quiet
No Nightlife
★★★★★
Amenity
Having Kingsway City so close makes life very easy as I get older.
Amenity
★★★☆☆
Traffic
Wanneroo Road is a nightmare at 8 AM. They need better public transport options.
Traffic
Transport
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize homes within walking distance of Madeley Primary School for maximum resale value.
- Check for a Bushfire Attack Level (BAL) certificate if the property is near the eastern boundary.
- Look for properties with solar power and modern ducted AC to offset rising energy costs.
- Verify the age of the hot water system and reticulation, common failure points in 20-year-old homes.
- Negotiate on properties that haven't updated their original 1990s/2000s kitchens.
❓ Questions to Ask the Agent
- Does this property have a BAL (Bushfire Attack Level) rating?
- Has the kitchen or bathrooms been renovated since the original build?
- What are the typical council and water rates for this specific block?
- Is the property within the optional intake area for any specific secondary colleges?
- Are there any known issues with the reticulation or bore?
- What is the NBN connection type (FTTP or FTTN)?
- Have there been any recent sales in this specific street to benchmark against?
- Are there any planned developments for the vacant land nearby?
🏷️ Seller Strategy
- Highlight the 'turnkey' nature of the property; Madeley buyers typically want move-in ready.
- Ensure gardens are professionally manicured; street appeal is a major driver here.
- Showcase any smart home features or energy efficiency upgrades.
- Provide a clear building and pest report upfront to speed up the offer process.
- Target marketing towards young families currently renting in the area.
📣 Positioning Tips
Position the home as a 'forever family sanctuary' emphasizing safety, school catchment, and the high-quality neighborhood profile.
💼 Investment Case
Low-risk, moderate-yield investment with high capital growth potential.
⚠️ Investment Risks
Yield compression due to high entry prices; potential for future interest rate impacts on family budgets.
📈 Action Plan
- Target 4-bedroom homes with a second living area.
- Ensure the property has a secure double garage.
- Focus on the western side of the suburb for better transport access.
- Maintain a high standard of landscaping to attract premium tenants.
🔑 Renter Tips
- Prepare a 'pet resume' as many Madeley homes are suitable for dogs.
- Be ready to move fast; properties often lease after the first viewing.
- Check for proximity to bus routes if you don't have two cars.
🏘️ What Renters Love Here
Very safe, quiet, and close to great parks.
⚠️ Renter Watch-Outs
High competition for rentals and relatively high weekly costs.
🏢 Landlord Strategy
- Regularly service the ducted air conditioning to prevent costly summer breakdowns.
- Install high-quality window treatments to improve energy efficiency.
- Consider long-term leases (12-24 months) to attract stable families.
📋 Compliance & Management
Ensure all smoke alarms and RCDs are compliant with WA state legislation before leasing.
🤝 Agent Insights
- Stock levels are at historic lows, leading to multiple offer scenarios.
- Buyers are increasingly sensitive to 'original' vs 'renovated' interiors.
- The school catchment is the #1 query from prospective buyers.
🎯 Marketing Angles
Focus on 'The Madeley Lifestyle'—parks, sports, and safety.
👤 Target Buyer Profile
Upsizing families from Marangaroo/Girrawheen and professional couples.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment zones via the WA Department of Education website.
✓
Check the WA Bushfire Prone Areas map for BAL requirements.
✓
Inspect the roof for cracked tiles or pointing issues common in 20-year-old homes.
✓
Test the ducted air conditioning system on a high setting.
✓
Check the operation of the automatic reticulation system.
✓
Verify all building permits for any patio or shed additions via Council.
✓
Review the Title for any restrictive covenants or easements.
✓
Assess traffic noise levels during peak hours if near Wanneroo Road.
✓
Confirm the property is connected to the deep sewer system.
✓
Check for signs of salt damp or efflorescence in the brickwork.
✓
Verify the age and condition of the hot water unit.
✓
Check the WA Police crime statistics portal for recent local activity.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or investment advice. Data is based on 2026 projections and historical trends. Buyers should conduct their own independent due diligence.
