Andrew Huggins
7 Bowkett Street, Redcliffe, WA 6104
AUCTION
3 1 2
Open Saturday 14 November 12:00 pm Auction Wednesday 9 December 6:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Redcliffe — Whadjuk Noongar Country
Originally used for agriculture and brickmaking due to its rich clay deposits, Redcliffe transitioned into a residential hub post-WWII. The suburb played a vital role in Perth's early industrial development along the Swan River. In recent decades, it has evolved from a working-class enclave into a high-demand transit-oriented development zone.
A mix of original mid-century cottages and modern subdivided townhouses, characterized by its proximity to both the river and major transport infrastructure.
Overall Score
7.2
A high-growth area with excellent transport links balanced by environmental and noise constraints.
Aboriginal Name
Gabbi-Darbalyung— "The place of the estuary or river waters"
Name Origin
Derived from the red clay cliffs visible along the banks of the Swan River.
Established
Gazetted 1897
Aviation Link
Adjacent to Perth's primary international gateway.
Green Space
Home to Garvey Park, a major regional riverside reserve.
Connectivity
Features the Redcliffe Station on the Airport Line.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.8
Strong price growth driven by the broader Perth market upswing and infrastructure completion.
Amenity
6.5
Good access to the Swan River and Belmont Forum, though local retail is scattered.
Schools
5.2
Local primary schools are accessible, but secondary options often require travel to neighboring suburbs.
Transport
9.2
Exceptional connectivity via the METRONET Airport Line and Tonkin Highway.
Risk Profile
4.5
High risk associated with aircraft noise (ANEF) and potential river flooding in specific zones.
Liveability
7.0
Attractive for commuters and airport workers, though noise can impact quality of life.
Demographics
6.8
Transitioning from older residents to young professionals and FIFO workers.
Rental Demand
9.0
Extremely high demand due to proximity to the airport and the new train line.
Growth Potential
8.5
Significant upside from rezoning (R-Codes) near the new station precinct.
Affordability
6.0
Becoming less affordable as it catches up to inner-city price points.
Crime & Safety
5.5
Property crime rates are slightly above the state average, typical of high-transit corridors.
Walkability
6.2
Pockets near the station and river are walkable, but highway barriers limit movement.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$845,000
Reflecting 2025-26 growth
12mo Growth
14.2%
Outperforming national average
CBD Access
15 mins
Via Airport Line train
River Distance
0-1.5km
Direct Swan River access
Zoning
R20/40/50
High subdivision potential
Vacancy Rate
0.6%
Critically undersupplied
✅ Key Advantages
- Direct access to the METRONET Airport Line providing rapid CBD transit.
- Proximity to Garvey Park and the Swan River foreshore for recreation.
- High concentration of large lots with subdivision potential (subject to R-Codes).
- Strong rental yields supported by the FIFO and aviation workforce.
- Strategic location between Perth CBD and the eastern industrial hubs.
⚠️ Key Watch-Outs
- Persistent aircraft noise and flight path restrictions (ANEF contours).
- Traffic congestion on Great Eastern Highway and Tonkin Highway during peaks.
- Variable streetscapes with some areas still awaiting gentrification.
- Flood risk overlays for properties in close proximity to the river.
- Limited high-performing secondary school options within the immediate suburb.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Transit-Oriented Gentrification
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1950s brick cottages, modern villas, and new apartment developments.
Dominant dwelling stock.
💰 Price Range
$550k (units) – $1.2m (riverside houses)
Typical entry to ceiling.
💡 Why It Matters
Redcliffe is a 'bridge' suburb that offers riverside lifestyle benefits alongside major infrastructure. It is currently undervalued compared to western riverside suburbs, making it a target for investors and first-home buyers seeking capital growth.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$845,000
$750k – $1.15m
🏢 Unit Median
$515,000
$420k – $650k
📈 Price Trend
+14.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $720pw, Units $550pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The rapid escalation in median prices reflects the completion of the Airport Line and the exhaustion of stock in more central Perth suburbs.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Perth metro house median
Price comparison
📋 Income Ratio
7.8x annual income
Median price ÷ median income
💳 Gross Yield
5.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, Redcliffe remains more accessible than neighboring Ascot or South Perth, offering a similar riverside proximity at a lower entry point.
🔥 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.
+15.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
FIFO workers, airport staff, and young professional couples commuting to the CBD.
💼 Investor Outlook
Extremely strong. The combination of high yields and low vacancy makes it a defensive asset, while rezoning provides a long-term capital growth 'kicker'.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+44.5% cumulative
3-Year Growth
+62.5% cumulative
5-Year Growth
📍 Growth Drivers
- DA6 (Development Area 6) precinct planning near the station.
- Ongoing Perth Airport expansion and employment growth.
- Scarcity of affordable riverside land in the Perth metropolitan area.
- Increased R-Code densities allowing for higher-yield developments.
- Spillover demand from the more expensive Ascot and Bayswater.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity for first-home buyers.
- Construction cost inflation delaying subdivision projects.
- Stricter environmental regulations regarding river-adjacent land.
🔮 5-Year Outlook
Redcliffe is expected to continue outperforming the broader market as the 'Station Precinct' matures and more high-density residential options come online, attracting a more affluent demographic.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
5
Safety Score
Average
📉 Trend
Improving
vs last 12 months
🏙️ vs Metro Average
8% above metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check specific street lighting and proximity to pedestrian underpasses which can be hotspots for opportunistic theft.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and acoustic, centered on the suburb's proximity to the airport and the Swan River.
🌊 Flood Risk
Portions of Redcliffe near Garvey Park are subject to 1-in-100-year flood mapping.
🔥 Bushfire Risk
Low risk, primarily limited to the immediate river vegetation corridors.
🏦 Insurance Impact
Expect higher premiums for properties within the ANEF 25+ aircraft noise contours or flood zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20/R40 Dual Coding
🔲 Overlays
Aircraft Noise (ANEF), Special Control Area 6
🏗️ Development Hotspots
The Redcliffe Station Precinct and land adjacent to Great Eastern Highway.
Zoning determines your ability to subdivide. Dual coding often requires meeting specific design criteria to unlock the higher density.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent; new rail link and major highway arterial access.
🛍️ Amenity & Retail
Good; proximity to Belmont Forum and DFO Perth.
🌲 Parks & Recreation
Very Good; Garvey Park offers extensive river frontage and walking trails.
🏫 Schools
Average; Redcliffe Primary is well-regarded but secondary options are limited.
🏥 Healthcare
Good; close to Belmont medical hubs and 15 mins to Royal Perth Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A suburb in transition, seeing an influx of younger, higher-income earners replacing the older post-war generation.
💵 Median Income
$88,400 pa
🏠 Ownership
48% owner-occupied, 42% renting
🎂 Age Profile
Median age 35
🎓 Education
Increasing percentage of tertiary-educated residents.
📊 Age Distribution
The high percentage of residents in the 25-44 bracket indicates strong long-term demand for family-sized homes and modern amenities.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Redcliffe Station Precinct (DA6) is the primary driver of change, facilitating high-density residential and commercial growth.
📈 Positive Impacts
- Increased local retail and cafe options near the station.
- Improved public realm and streetscaping.
- Enhanced property values through higher-density land use.
📉 Negative Impacts
- Increased traffic congestion during construction phases.
- Loss of some 'old world' suburban character.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Ascot
Position
North-West
Price
More expensive
Lifestyle
More prestigious, riverfront mansions, racecourse focus.
Best for
High-end buyers and racing enthusiasts.
📍Belmont
Position
South
Price
Similar
Lifestyle
More retail-centric, further from the train station.
Best for
Families seeking larger blocks near shopping.
📍Bayswater
Position
North (Across River)
Price
More expensive
Lifestyle
More established 'village' feel, heritage homes.
Best for
Character home lovers and young families.
📍Cloverdale
Position
South-East
Price
Slightly cheaper
Lifestyle
No river access, purely residential/retail focus.
Best for
Budget-conscious first home buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Guildford
WA
7.5/10
Historical river suburb with significant transport links and noise constraints.
Bayswater
WA
7.8/10
Undergoing similar transit-oriented redevelopment and gentrification.
Rivervale
WA
7.4/10
Proximity to CBD and river with a mix of old and new housing stock.
Ashfield
WA
6.5/10
Riverside suburb with industrial history and strong rail connectivity.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the unmatched convenience and river access, though aircraft noise remains a common point of contention for long-term satisfaction.
★★★★☆
Commuter Paradise
The new train station has been a game changer for my commute to the city. I can be at my desk in 20 minutes.
Transport
Convenience
★★★★☆
Riverside Lifestyle
Walking the dog at Garvey Park every morning is amazing. You forget how close you are to the airport until a plane goes over.
Nature
Noise
★★★★★
Perfect Base
I work up north and being able to get to the terminal in 5 minutes is why I bought here. The rental demand is insane too.
Location
Investment
★★★☆☆
Changing Suburb
It's getting very busy with all the new units. I miss the quiet streets, but my property value has certainly gone up.
Density
Growth
★★★★★
High Yields
Never had a vacancy longer than 3 days. Tenants love the proximity to the airport and the new station.
Rental Demand
Cashflow
★★★☆☆
Schooling Concerns
Love the parks, but we are looking at private schools further out as the local options don't quite meet our needs.
Parks
Education
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties outside the ANEF 25 noise contour to ensure better resale value.
- Look for 'retain and build' opportunities where the original house is positioned at the front of the block.
- Verify the specific R-Code for the property as some streets have dual coding (e.g., R20/40).
- Check the flood map overlays if looking at properties within 500m of the river.
- Attend inspections during peak flight times to personally gauge noise impact.
❓ Questions to Ask the Agent
- Is this property located within the ANEF 20, 25, or 30 noise contour?
- Has the property been flagged for any future road widening or infrastructure projects?
- What are the specific requirements to trigger the higher R-Code density for this lot?
- Are there any known soil contamination issues given the area's industrial history?
- What is the current rental appraisal based on the most recent comparable leases?
- Has the property ever experienced flooding or drainage issues during heavy rain?
- Are there any easements that would restrict building a granny flat or second dwelling?
🏷️ Seller Strategy
- Highlight proximity to the Redcliffe Station in all marketing materials.
- Ensure any subdivision potential is clearly outlined with a professional planning report.
- Invest in acoustic glazing or insulation to mitigate noise concerns for buyers.
- Showcase lifestyle photos of Garvey Park and the Swan River foreshore.
- Target FIFO workers and investors who value the location's strategic benefits.
📣 Positioning Tips
Position the property as a high-yield investment or a transit-oriented lifestyle choice. Emphasize the 'future-proof' nature of the location given the massive infrastructure investment in the area.
💼 Investment Case
High-yield, low-vacancy play with significant capital growth potential through land banking and rezoning.
⚠️ Investment Risks
Over-supply of apartments in the station precinct could eventually dampen unit growth; aircraft noise may limit certain tenant demographics.
📈 Action Plan
- Target older houses on 600sqm+ blocks with R40+ zoning.
- Focus on 3-bedroom configurations which are in high demand for FIFO sharers.
- Ensure the property has adequate security features to appeal to safety-conscious tenants.
- Monitor City of Belmont planning updates for DA6 precinct changes.
🔑 Renter Tips
- Be ready with a completed application; properties lease in days, not weeks.
- Look for modern builds with double glazing to minimize airport noise.
- Check for secure parking if you have a work vehicle or commute.
🏘️ What Renters Love Here
Unbeatable access to the airport and CBD; great riverside recreation.
⚠️ Renter Watch-Outs
Aircraft noise can be disruptive if you work from home or are a light sleeper.
🏢 Landlord Strategy
- Consider including garden maintenance to preserve the value of larger blocks.
- Install high-quality air conditioning, a non-negotiable for Perth tenants.
- Review rents every 6 months given the current high-growth environment.
📋 Compliance & Management
Ensure all smoke alarms and RCDs are compliant with WA legislation, especially in older post-war homes.
🤝 Agent Insights
- Stock levels are at historic lows; off-market deals are becoming more common.
- Buyers are increasingly savvy about ANEF contours and zoning nuances.
- The 'Station Effect' is now fully priced in, so focus on the 'Lifestyle Effect' of the river.
🎯 Marketing Angles
The ultimate '15-minute suburb'—where work, travel, and nature converge.
👤 Target Buyer Profile
Young professionals, FIFO workers, and small-scale developers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check the Perth Airport Master Plan for future flight path changes.
✓
Verify R-Codes and zoning via the City of Belmont's online mapping tool.
✓
Obtain a formal noise assessment if planning a major renovation.
✓
Review the 1-in-100-year flood maps provided by the Department of Water.
✓
Inspect the condition of the sewer and drainage pipes in older homes.
✓
Check for asbestos in any structures built prior to 1990.
✓
Confirm the property is not on the Heritage Council of WA's register.
✓
Verify the distance to the nearest METRONET station entrance.
✓
Assess the impact of Great Eastern Highway traffic noise on the property.
✓
Review the Title for any restrictive covenants or encumbrances.
✓
Check the local crime map for the specific street via the WA Police website.
✓
Confirm the catchment area for Belmont City College.
📚 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 2026-03-31 and is intended for informational purposes only. It does not constitute financial, legal, or investment advice. Property markets are subject to change, and independent professional advice should be sought before making any purchase decisions.
