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11/160 Hampden Road, Nedlands, WA 6009
EOI by 11 October 2026
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Open Saturday 19 September 9:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Nedlands — Whadjuk Noongar Country
Originally part of a large land grant to Captain Stirling in 1829, Nedlands developed as a prestigious residential suburb in the early 20th century. The establishment of the University of Western Australia in 1911 and the subsequent medical precinct transformed it into a hub for Perth's intellectual and professional elite.
Today, Nedlands is a high-wealth suburb featuring a mix of grand heritage homes, modern architectural residences, and a growing corridor of high-density luxury apartments along Stirling Highway.
Overall Score
8.8
A top-tier Perth suburb offering exceptional lifestyle and long-term capital stability.
Aboriginal Name
Goonininup— "The place of the swan"
Name Origin
Named after Edward 'Ned' Rolland, the son of early settler Captain John Rolland.
Established
Gazetted 1927
Riverfront
Extensive Swan River foreshore access
Medical Hub
Home to Perth Children's Hospital and Sir Charles Gairdner
Academic
Primary location for the University of Western Australia
Green Space
Melvista Park and Mason Gardens are local landmarks
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand for character homes despite high entry costs and interest rate sensitivity.
Amenity
9.5
World-class healthcare, university facilities, and high-end riverside recreation.
Schools
9.8
Access to some of the state's highest-performing public and private schools.
Transport
7.2
Excellent bus frequency on Stirling Hwy, though peak-hour road congestion is severe.
Risk Profile
8.5
Low risk of value loss due to scarcity and high-income demographic profile.
Liveability
9.2
Exceptional balance of nature, education, and professional proximity.
Demographics
9.4
Highly educated, high-income population with a mix of medical professionals and academics.
Rental Demand
8.2
Strong demand from medical staff and university faculty ensures low vacancy.
Growth Potential
7.8
Limited by high entry prices but supported by ongoing medical precinct expansion.
Affordability
1.5
One of Perth's most expensive suburbs, inaccessible to most first-home buyers.
Crime & Safety
8.8
Generally very safe, with low rates of violent crime compared to metro averages.
Walkability
7.4
Highly walkable near the 'village' strip and river, less so in the deep residential pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,150,000
Reflecting premium land value
Median Unit
$715,000
Includes luxury new builds
5yr Growth
42%
Cumulative house price rise
Vacancy Rate
0.8%
Extremely tight rental market
Family Ratio
68%
Dominant household type
Walk Score
72/100
Very walkable near Broadway
✅ Key Advantages
- Proximity to the state's leading medical and educational institutions.
- High concentration of character-rich, large-lot residential properties.
- Excellent public school catchment (Shenton College and Nedlands Primary).
- Direct access to the Swan River and expansive parklands like Melvista Park.
- Stable, high-income demographic providing long-term capital protection.
- Vibrant local cafe culture and boutique shopping on Broadway and Stirling Hwy.
⚠️ Key Watch-Outs
- Severe peak-hour traffic congestion around the QEII Medical Centre.
- Ongoing local friction regarding high-density rezoning and development.
- High entry price point with significant stamp duty implications.
- Parking restrictions in residential streets near the university and hospitals.
- Aircraft noise can be a factor depending on flight paths to Perth Airport.
- Strict heritage and character protection overlays on many properties.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Academic Professional
How this suburb feels day-to-day.
🏠 Property Types
Large character houses, luxury new builds, and mid-to-high-rise apartments.
Dominant dwelling stock.
💰 Price Range
$700k (Units) – $8m+ (Riverfront Estates)
Typical entry to ceiling.
💡 Why It Matters
Nedlands serves as the primary residential anchor for Perth's 'Knowledge Precinct'. Its value is underpinned by the permanent presence of UWA and the state's largest hospital cluster, making it a defensive asset in any economic climate.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,150,000
$1.8m – $4.5m+
🏢 Unit Median
$715,000
$550k – $1.4m
📈 Price Trend
+5.8% over the past 12 months
12-month movement
🔑 Weekly Rents
Houses $1,150pw, Units $680pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The wide gap between house and unit medians reflects the shift toward luxury apartment living for downsizers alongside traditional large-lot family estates.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
195% above Perth metro median
Price comparison
📋 Income Ratio
12.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% - 3.5% gross
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Nedlands is one of the least affordable suburbs in Western Australia. Buyers are typically high-earning professionals or multi-generational wealth holders.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.8%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical residents, university faculty, and affluent families awaiting renovations.
💼 Investor Outlook
Low yields are offset by high-quality tenants and strong capital growth prospects. The medical precinct ensures a constant stream of high-income renters.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.8%
1-Year Growth
+22.5%
3-Year Growth
+38.7%
5-Year Growth
📍 Growth Drivers
- Ongoing multi-billion dollar investment in the QEII Medical Centre.
- Scarcity of large residential lots in the western suburbs.
- Continued prestige of the Shenton College catchment area.
- Gentrification of the Stirling Highway commercial strip into luxury residential.
- High demand from international buyers and returning expats.
⛔ Headwinds
- Affordability ceiling for local buyers.
- Community opposition to high-density planning changes.
- Sensitivity to high-end luxury market fluctuations.
🔮 5-Year Outlook
Steady capital appreciation is expected to continue, driven by the 'land-locked' nature of the suburb and the permanent employment hub of the medical precinct.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Offenses: Medium
📋 What to Check Locally
Check home security for properties near the Stirling Highway transit corridor; residential pockets south of the highway are exceptionally quiet.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve local planning volatility and infrastructure pressure. Environmental risks are low but riverfront properties must be assessed for long-term surge potential.
🌊 Flood Risk
Low risk for most; minor inundation risk for properties directly on the Esplanade during extreme storm events.
🔥 Bushfire Risk
Negligible risk due to urban density.
🏦 Insurance Impact
Standard premiums apply; no significant environmental loading for the majority of the suburb.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R10 to R160 (High variance)
🔲 Overlays
Character Protection Area, Heritage List
🏗️ Development Hotspots
Stirling Highway corridor and the area surrounding the Nedlands Square development.
The City of Nedlands has undergone significant rezoning (LPS3), which has created opportunities for developers but also led to legal challenges and community friction.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
High frequency bus routes to Perth CBD; no direct train access (nearest is Shenton Park or Karrakatta).
🛍️ Amenity & Retail
Exceptional; includes the Nedlands Yacht Club, tennis clubs, and high-end dining.
🌲 Parks & Recreation
Abundant; Melvista Park, Mason Gardens, and the Swan River foreshore provide elite recreation.
🏫 Schools
Top-tier; Nedlands Primary and Hollywood Primary are feeder schools for Shenton College.
🏥 Healthcare
World-class; the QEII Medical Centre is the largest medical hub in the Southern Hemisphere.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, highly educated population with a significant representation of medical and academic professionals.
💵 Median Income
$145,000 pa (Household)
🏠 Ownership
62% owner-occupied, 35% renting
🎂 Age Profile
Median age 39
🎓 Education
65% have a Bachelor degree or higher
📊 Age Distribution
The high education and income levels ensure a stable community with significant political and economic influence.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on the transformation of Stirling Highway and the expansion of the medical precinct.
📈 Positive Impacts
- Increased local retail and dining options via new mixed-use developments.
- Modernization of the QEII Medical Centre facilities.
- Improved public realm and landscaping along the highway corridor.
📉 Negative Impacts
- Increased traffic density and pressure on local side streets.
- Loss of some traditional character streetscapes due to high-rise encroachment.
- Construction noise and disruption over the medium term.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Dalkeith
Position
South
Price
More expensive
Lifestyle
Purely residential, larger lots, no commercial hub.
Best for
Ultra-high-net-worth families seeking privacy.
📍Crawley
Position
East
Price
Lower (Unit heavy)
Lifestyle
Dominated by UWA and student accommodation.
Best for
Students, academics, and riverfront apartment dwellers.
📍Shenton Park
Position
North
Price
Slightly lower
Lifestyle
More 'village' feel with smaller cottage lots.
Best for
Younger professional families and medical staff.
📍Claremont
Position
West
Price
Comparable
Lifestyle
The premier retail and fashion hub of the West.
Best for
Those prioritizing shopping and social lifestyle.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mosman Park
WA
8.6/10
River-to-sea prestige with a mix of heritage and new density.
Toorak
VIC
9.2/10
Elite status, high-income professionals, and significant character estates.
Ascot
QLD
8.7/10
Character-filled family homes and high-end lifestyle amenities.
Double Bay
NSW
9.0/10
High-end retail, professional demographic, and water proximity.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb's prestige and educational access but are increasingly concerned about traffic and the pace of high-density development.
★★★★★
Proximity to work
Walking to the hospital every morning is a luxury I wouldn't trade for anything.
Convenience
Lifestyle
★★★★☆
Schooling
The schools are world-class, but the traffic on Monash Avenue at 3 PM is a nightmare.
Education
Traffic
★★★★☆
New Apartments
The new luxury apartments on the highway are great for staying in the area without the garden maintenance.
Housing Choice
Modernization
★★★★★
Intellectual Hub
Living amongst colleagues and the river makes for a very stimulating environment.
Community
Environment
★★★☆☆
Planning Friction
The council and residents fight every new development, which makes things slow and expensive.
Bureaucracy
Growth
★★★★☆
Social Life
Broadway has some great hidden gems for coffee, and the river run is the best in Perth.
Amenity
Recreation
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties south of Stirling Highway for better capital protection and quieter streets.
- Verify if a property is on the Heritage List or within a Character Protection Area before planning renovations.
- Check for 'Resident Only' parking permit availability if the property lacks off-street parking.
- Investigate the impact of the Shenton College catchment boundary, as this significantly affects resale value.
- Attend a council meeting to understand the current sentiment regarding nearby high-density developments.
- Evaluate the impact of hospital-related traffic on your specific street during peak shift-change times (7 AM and 3 PM).
❓ Questions to Ask the Agent
- Is this property on the City of Nedlands Heritage List or within a Character Protection Area?
- What are the specific R-Code zoning changes for this street under LPS3?
- Are there any approved high-density developments within a 200-meter radius?
- Does the property qualify for residential parking permits?
- Has the property ever experienced issues with hospital-related traffic or parking overflow?
- Is the property within the confirmed intake area for Shenton College?
- Are there any known easements or underground infrastructure related to the medical precinct?
🏷️ Seller Strategy
- Highlight proximity to the medical precinct as a key selling point for professional buyers.
- Ensure character features are meticulously presented; Nedlands buyers pay a premium for authentic heritage.
- Provide a pre-purchase building and pest inspection to streamline the offer process for high-value transactions.
- Market the property specifically to the 'medical professional' demographic through targeted digital channels.
- Consider professional staging to emphasize the 'family lifestyle' potential of large character homes.
📣 Positioning Tips
Position the property as a 'generational asset' within Perth's most stable intellectual and medical hub. Emphasize the scarcity of land and the prestige of the school catchment.
💼 Investment Case
Nedlands offers a defensive investment strategy with high-quality tenants and low vacancy risk.
⚠️ Investment Risks
Low rental yields and high entry costs mean this is a capital growth play, not a cash-flow play.
📈 Action Plan
- Target 2-bedroom apartments near Broadway for consistent medical/student demand.
- Look for older houses on large lots with long-term subdivision potential (check LPS3).
- Ensure the property has at least one secure parking space.
- Focus on 'walk-to-work' proximity for the QEII Medical Centre.
🔑 Renter Tips
- Apply early; the vacancy rate is extremely low and competition for houses is fierce.
- Check for parking permits if the rental doesn't have a garage.
- Look for properties near the 950 bus route for easy CBD/UWA access.
🏘️ What Renters Love Here
Unbeatable access to UWA and hospitals; safe and prestigious neighborhood.
⚠️ Renter Watch-Outs
High rents and very strict competition for available listings.
🏢 Landlord Strategy
- Maintain high standards of fixtures and fittings to attract senior medical staff.
- Consider offering longer lease terms (24 months) to faculty members.
- Ensure gardens are professionally maintained as part of the lease.
📋 Compliance & Management
Strict adherence to WA's Residential Tenancies Act is required; ensure all safety RCDs and smoke alarms are certified annually.
🤝 Agent Insights
- The market is split between 'old Nedlands' (character homes) and 'new Nedlands' (luxury apartments).
- Buyers are highly educated and will perform deep due diligence on planning schemes.
- School catchment is the #1 driver for families moving into the area.
🎯 Marketing Angles
Focus on 'The Knowledge Precinct' lifestyle and the long-term stability of the western suburbs.
👤 Target Buyer Profile
Specialist doctors, university professors, and high-net-worth families.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment status via the WA Department of Education website.
✓
Check the City of Nedlands Intramaps for zoning and overlays.
✓
Review the WA Heritage Council database for listing status.
✓
Conduct a traffic noise assessment during peak hospital shift changes.
✓
Inspect the condition of character features (stucco, leadlights, jarrah floors).
✓
Check for any restrictive covenants on the Land Title.
✓
Verify the presence of 'Resident Only' parking zones on the street.
✓
Assess the impact of the Melvista Park or riverfront proximity on insurance.
✓
Review the City of Nedlands Local Planning Scheme No. 3 (LPS3) documents.
✓
Confirm the status of any nearby proposed 'State Significant' developments.
✓
Check for aircraft noise patterns via Airservices Australia.
✓
Ensure all recent renovations have council approval and final certificates.
📚 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. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with professional advisors before making any property purchase.
