Larissa Todd
182A Bourke Street, Piccadilly, WA 6430
Offers from $320,000
3 1 1
Open Wednesday 14 October 4:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Piccadilly — Maduwongga and Wangkatja Country
Piccadilly emerged during the peak of the 1890s gold rush as a residential extension for the growing administrative and professional class of Kalgoorlie. It was designed to offer a more refined living environment away from the immediate noise of the mines while remaining central to the burgeoning CBD.
Today, it is one of Kalgoorlie's most sought-after residential areas, characterized by wide streets, heritage-listed cottages, and the lush greenery of Hammond Park.
Overall Score
7.2
A strong regional performer with high rental yields and significant heritage appeal.
Aboriginal Name
Karlkurla— "Place of the Silky Pear"
Name Origin
Named after Piccadilly Circus in London, reflecting the aspirations of early gold rush developers.
Established
Gazetted circa 1897
Green Heart
Home to Hammond Park, featuring a diverse bird aviary and native fauna.
Architecture
Contains some of the best-preserved examples of Federation-era timber and iron homes in the Goldfields.
Mining Proximity
Located less than 4km from the world-famous Super Pit gold mine.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.8
Driven by sustained high commodity prices and local resource project expansions.
Amenity
8.2
Excellent access to Hammond Park, local cafes, and the central business district.
Schools
6.8
Serviced by reputable local primary schools, though secondary options are more limited.
Transport
4.5
Highly car-dependent with limited public transit, typical of regional Western Australia.
Risk Profile
5.5
Exposure to mining cycles and extreme summer weather conditions.
Liveability
7.6
High for families seeking space and character homes within a tight-knit community.
Demographics
6.2
A mix of long-term residents and high-income transient resource sector professionals.
Rental Demand
8.9
Extremely high due to the ongoing housing shortage for regional mining workers.
Growth Potential
7.1
Tied to regional infrastructure investment and the longevity of local gold and nickel operations.
Affordability
7.9
Offers significant value compared to Perth metropolitan prices, despite recent growth.
Crime & Safety
5.8
Generally safer than central Kalgoorlie, but property crime remains a regional concern.
Walkability
6.4
Relatively flat and walkable to central amenities compared to outer suburbs.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Gross Yield
7.5% - 8.8%
Significantly higher than Perth metro averages.
Vacancy Rate
0.9%
Critically undersupplied rental market.
Family Ratio
68%
Predominantly family-occupied households.
Climate
Semi-Arid
Extreme summer heat requires robust cooling.
Zoning
R20
Low density preserving heritage character.
CBD Distance
1.5km
Immediate proximity to Hannan Street.
✅ Key Advantages
- High rental yields attracting significant investor interest.
- Proximity to Hammond Park, the premier recreational space in the region.
- Abundance of character homes with high renovation and value-add potential.
- Central location reducing commute times for mine site workers and CBD staff.
- Strong sense of community and established neighborhood feel.
- Relatively stable value compared to more modern, peripheral suburbs.
⚠️ Key Watch-Outs
- High home insurance premiums due to regional location and weather risks.
- Maintenance costs associated with older timber and iron construction.
- Dust and noise levels can be affected by proximity to mining operations.
- Extreme summer temperatures (frequently exceeding 40°C).
- Limited public transport options for non-drivers.
- Vulnerability to downturns in the gold and nickel markets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Historic Residential
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached Federation-style houses and mid-century cottages.
Dominant dwelling stock.
💰 Price Range
$380,000 – $650,000
Typical entry to ceiling.
💡 Why It Matters
Piccadilly represents the 'blue chip' end of the Kalgoorlie market. It balances heritage charm with the practical needs of a high-income mining workforce, making it a resilient choice for both owner-occupiers and investors.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$425,000
$390k – $620k
🏢 Unit Median
$295,000
$260k – $340k
📈 Price Trend
+6.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $550pw - $750pw, Units $400pw - $500pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have shown steady appreciation driven by the 'fly-in-fly-out' to 'drive-in-drive-out' shift and local housing shortages, yet remain highly accessible compared to coastal WA.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Perth metro median house price
Price comparison
📋 Income Ratio
4.1x average local household income
Median price ÷ median income
💳 Gross Yield
8.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Piccadilly remains highly affordable for dual-income mining households, allowing for rapid equity build-up or high-cash-flow investing.
🔥 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.
+11.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Mining professionals, healthcare workers, and young families.
💼 Investor Outlook
Extremely positive for cash flow. The tight supply of quality character homes in Piccadilly ensures low vacancy and strong tenant competition.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.4%
1-Year Growth
+22.5% cumulative
3-Year Growth
+37.1% cumulative
5-Year Growth
📍 Growth Drivers
- Expansion of local gold processing facilities.
- State government investment in regional health and education infrastructure.
- Growing preference for character homes over new-build fringe estates.
- Limited new land release in central Kalgoorlie areas.
- Continued high demand for rental accommodation for resource contractors.
⛔ Headwinds
- Potential volatility in global gold and nickel prices.
- Rising construction costs for heritage renovations.
- Increasing interest rates impacting investor borrowing capacity.
🔮 5-Year Outlook
Expect moderate to strong growth as Kalgoorlie continues to transition from a 'frontier town' to a more established regional service hub with improved lifestyle amenities.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
5.8
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% above metro average crime rates
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Vandalism: Medium
📋 What to Check Locally
Prioritize properties with secure fencing, sensor lighting, and modern security systems. Streets closer to Hammond Park are generally perceived as quieter.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are economic and environmental, specifically related to the mining cycle and the harsh semi-arid climate.
🌊 Flood Risk
Very low risk; well-drained regional topography.
🔥 Bushfire Risk
Low risk for central Piccadilly; higher for properties on the northern town fringe.
🏦 Insurance Impact
Expect higher than average premiums; ensure policy covers storm damage and regional loading.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 Single Residential
🔲 Overlays
Heritage Protection Precinct (select streets)
🏗️ Development Hotspots
Minor infill and cottage renovations; limited large-scale development.
Zoning preserves the low-density, historic feel of the suburb, protecting long-term capital value for character homes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-based; limited bus services to Hannan Street and Boulder.
🛍️ Amenity & Retail
High; walking distance to Hammond Park and local boutique shops.
🌲 Parks & Recreation
Excellent; Hammond Park is the jewel of the Goldfields with extensive facilities.
🏫 Schools
Good; North Kalgoorlie Primary is highly regarded locally.
🏥 Healthcare
Strong; proximity to Kalgoorlie Health Campus (Regional Hospital).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable population of professionals and families with higher-than-average disposable income.
💵 Median Income
$105,000 pa
🏠 Ownership
55% owner-occupied, 45% renting
🎂 Age Profile
Median age 34
🎓 Education
High proportion of vocational and technical qualifications related to mining.
📊 Age Distribution
The young, high-income demographic supports local retail and maintains strong demand for quality rental housing.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on regional infrastructure and resource project longevity rather than suburb-specific high-rises.
📈 Positive Impacts
- Kalgoorlie Health Campus upgrades improving local specialist access.
- Renewable energy projects (wind/solar) diversifying the local economy.
- Ongoing Super Pit life-of-mine extensions securing jobs for decades.
📉 Negative Impacts
- Construction noise from regional road freight upgrades.
- Dust management challenges during peak mining activity.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Lamington
Position
North
Price
Slightly higher
Lifestyle
Very similar; also historic but slightly further from CBD.
Best for
Families seeking larger blocks.
📍Kalgoorlie (Central)
Position
South
Price
Lower for units, higher for commercial
Lifestyle
More urban, higher noise, closer to nightlife.
Best for
Young professionals and short-term workers.
📍Hannans
Position
North-West
Price
Higher
Lifestyle
Modern 1990s-2000s builds, no heritage charm.
Best for
Buyers wanting modern low-maintenance homes.
📍South Kalgoorlie
Position
South
Price
Lower
Lifestyle
More industrial influence, smaller post-war homes.
Best for
Budget-conscious first home buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Broken Hill
NSW
6.5/10
Historic mining town with significant heritage architecture and resource dependence.
Mount Isa
QLD
6.2/10
Strong rental yields and high-income mining demographic.
East Toowoomba
QLD
8.0/10
Character-filled historic suburb near major regional parklands.
Boulder
WA
6.0/10
The 'sister' suburb with deep gold rush roots and affordable character homes.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its quiet, leafy streets and the unique 'Goldfields' character that Piccadilly offers compared to newer estates.
★★★★★
Family Life
Living near Hammond Park is a dream for the kids. The community here is so supportive and we love our old high-ceiling cottage.
Community
Parks
★★★★☆
Convenience
Great spot for work. I can be on-site in 10 minutes but feel like I'm in a proper suburb when I get home.
Location
Commute
★★★★★
Investment Returns
The yields here are unbeatable. I've had zero vacancy in three years and the capital growth has been a pleasant surprise.
Yield
Demand
★★★☆☆
Maintenance
Love the look of the house, but the maintenance on these old timber places is constant. Termites are a real worry.
Aesthetics
Maintenance
★★★★☆
Quietude
It's the best part of town. Quiet enough, but you do have to keep an eye on your car and shed security.
Peacefulness
Security
★★☆☆☆
Summer Heat
The house is beautiful but without refrigerated air-con, the summers are brutal. The old evaporative systems just don't cope.
Climate
Cooling
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with modern refrigerated air-conditioning over older evaporative units.
- Conduct a thorough timber pest (termite) inspection; this is non-negotiable in the Goldfields.
- Check the condition of the corrugated iron roofing and plumbing, as many homes have original infrastructure.
- Look for properties with rear lane access, which is common in Piccadilly and adds value for vehicle storage.
- Verify if the property is within a Heritage Overlay, which may restrict external modifications.
- Evaluate the quality of fencing and security screens as a priority for peace of mind.
❓ Questions to Ask the Agent
- Has the property been treated for termites in the last 12 months?
- Is the air conditioning refrigerated or evaporative, and how old is the unit?
- Are there any heritage restrictions that would prevent me from adding a shed or extension?
- What is the current rental appraisal, and have you seen interest from corporate mining tenants?
- Has the electrical wiring been updated recently?
- Does the property have rear lane access and is it gazetted?
- Are there any known issues with the foundations or 'Goldfields heave'?
🏷️ Seller Strategy
- Highlight heritage features like pressed tin ceilings, fireplaces, and jarrah floorboards in marketing.
- Ensure the garden is well-presented; a green lawn in Kalgoorlie is a significant selling point.
- Provide a recent building and pest report to streamline the process for out-of-town investors.
- Showcase any energy-efficient upgrades, particularly solar panels and insulation.
- Target mining companies for corporate leases if selling as an investment-ready package.
📣 Positioning Tips
Position the property as a 'Heritage Gem' that offers a lifestyle upgrade from standard regional housing. Emphasize the proximity to Hammond Park and the high rental appraisal to capture both emotional owner-occupiers and data-driven investors.
💼 Investment Case
Piccadilly offers a rare combination of high cash flow (7%+ yields) and capital stability due to its status as a preferred residential pocket.
⚠️ Investment Risks
Economic downturn in the mining sector and high ongoing maintenance costs of older structures.
📈 Action Plan
- Target 3-4 bedroom character homes with modern kitchens and bathrooms.
- Install high-quality split-system air conditioning to attract premium tenants.
- Ensure the property is 'pet-friendly' to tap into the largest segment of the local rental market.
- Budget for higher-than-average insurance and annual pest treatments.
- Consider a corporate lease strategy with local mining service companies.
🔑 Renter Tips
- Apply quickly; the market is extremely competitive with properties often leasing after the first viewing.
- Check the electricity costs; older homes can be expensive to cool in summer.
- Ask about the type of cooling system installed before signing a lease.
🏘️ What Renters Love Here
Living in a beautiful historic area close to the best park in town.
⚠️ Renter Watch-Outs
Older homes can have poor insulation and may be prone to dust ingress.
🏢 Landlord Strategy
- Regularly service air conditioning units before the summer peak.
- Maintain the 'curb appeal' as this suburb attracts professional tenants who value status.
- Consider long-term leases (2+ years) for stable mining families.
📋 Compliance & Management
Ensure all RCDs and smoke alarms are compliant with WA state legislation; regional inspections can be harder to schedule, so book in advance.
🤝 Agent Insights
- Stock levels remain low; off-market sales are becoming more common for premium character homes.
- Investors from Perth and the East Coast are increasingly active in this postcode.
- Buyers are willing to pay a premium for 'move-in ready' renovations.
🎯 Marketing Angles
Focus on 'Goldfields Charm meets Modern Comfort' and 'The Piccadilly Lifestyle - Walk to Hammond Park'.
👤 Target Buyer Profile
Professional mining couples, young families, and yield-hungry interstate investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a comprehensive Timber Pest Inspection.
✓
Verify heritage status via the State Heritage Register or Council portal.
✓
Check for any outstanding Council rates or water service charges.
✓
Inspect the roof cavity for insulation quality and electrical safety.
✓
Test all cooling systems during the inspection if possible.
✓
Confirm the property's zoning and any potential for ancillary dwellings (granny flats).
✓
Review the local crime statistics for the specific street via the WA Police portal.
✓
Assess the condition of the fencing and gate security.
✓
Check for signs of rising damp, common in older Goldfields masonry.
✓
Verify the proximity to the nearest mining blast zones for noise/vibration impact.
✓
Review the most recent ABS Census data for Piccadilly to understand neighbor demographics.
✓
Consult with an insurance broker for a suburb-specific premium quote.
📚 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 March 31, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Property markets are subject to change, and buyers should conduct their own independent due diligence before making any investment decisions.
