Ryan Henderson
2/47 Telford Crescent, Stirling, WA 6021
Set Date Sale | 10 Nov 2026
4 3 2
Open Sunday 25 October 2:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Stirling — Whadjuk Noongar Country
Originally an area of wetlands and market gardens, Stirling underwent significant residential transformation in the 1970s and 80s. It was designed as a high-quality residential alternative to the denser inner-city suburbs, centered around the City of Stirling civic precinct.
The suburb is characterized by large, multi-story brick and tile homes, expansive green spaces like the Stirling Civic Gardens, and a high proportion of established families and professionals.
Overall Score
8.4
A high-performing suburb with exceptional infrastructure and safety metrics.
Aboriginal Name
Mooro— "Refers to the district of the Mooro people, traditionally rich in wetlands and seasonal food sources."
Name Origin
Named in honor of Admiral Sir James Stirling, the first Governor of Western Australia.
Established
Gazetted 1970
Civic Heart
Home to the City of Stirling Administration Centre.
Green Space
Over 15% of the suburb is dedicated to parks and reserves.
Transit Hub
Stirling Station is a major node on the Joondalup Line.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.8
Steady price appreciation driven by low stock levels and high demand for large family lots.
Amenity
8.5
Excellent access to regional shopping at Karrinyup and local boutique options at Roselea.
Schools
7.2
Solid local primary options, though secondary catchment is Balcatta SHS which ranks lower than nearby Carine.
Transport
9.2
Top-tier connectivity via the Mitchell Freeway and the high-frequency Joondalup train line.
Risk Profile
8.0
Low environmental risk, with primary concerns limited to traffic noise and urban infill changes.
Liveability
8.8
High quality of life with abundant parks, low crime, and proximity to both city and coast.
Demographics
8.6
Affluent, stable population with high rates of home ownership and professional employment.
Rental Demand
7.5
Consistent demand from professionals seeking transit-adjacent housing, though stock is limited.
Growth Potential
7.4
Limited by lack of developable land, ensuring scarcity value for existing large lots.
Affordability
3.5
Well above the Perth metropolitan median, making it inaccessible for many first-home buyers.
Crime & Safety
8.7
One of the safer suburbs in the northern corridor with low incident rates per capita.
Walkability
6.2
Pockets near the station and Roselea are walkable, but the suburb remains car-dependent for most errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,420,000
Projected March 2026
12mo Growth
9.5%
Steady upward trend
Family Ratio
78%
High family density
CBD Commute
12 mins
Via Joondalup Train Line
Park Access
Excellent
Stirling Civic Gardens
Safety
High
Low crime vs Metro avg
✅ Key Advantages
- Exceptional transport links with direct freeway access and a major train interchange.
- High-quality housing stock with many homes featuring large floor plans and modern renovations.
- Proximity to the world-class Karrinyup Shopping Centre redevelopment.
- Abundant recreational space including the Stirling Civic Gardens and nearby Lake Gwelup.
- Strong sense of community and high owner-occupancy rates ensuring neighborhood stability.
- Low crime rates compared to neighboring commercial-heavy suburbs.
⚠️ Key Watch-Outs
- Significant traffic noise for properties backing onto the Mitchell Freeway or Karrinyup Road.
- Secondary school catchment (Balcatta SHS) may not meet the expectations of all premium buyers.
- High entry price point with limited opportunities for sub-$1m detached housing.
- Ongoing 'Stirling City Centre' planning may lead to increased density and construction in specific zones.
- Limited nightlife or 'high street' culture within the suburb boundaries.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Premium Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large 4-5 bedroom detached houses, with modern townhouses in the Roselea estate.
Dominant dwelling stock.
💰 Price Range
$1.1m – $2.5m
Typical entry to ceiling.
💡 Why It Matters
Stirling serves as a 'prestige bridge' between the coastal suburbs and the northern corridor, offering larger land holdings than the coast with better city access than the outer north.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,420,000
$1.2m – $2.4m
🏢 Unit Median
$780,000
$650k – $950k
📈 Price Trend
+9.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between Stirling and neighboring Gwelup or Balcatta reflects its superior infrastructure and larger average lot sizes.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
52% above Perth metro house median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
3.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Stirling is a destination suburb for second or third-home buyers. It is significantly less affordable than the Perth average but offers better value per square meter than coastal Trigg or North Beach.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.7%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+11.2% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Corporate professionals, medical staff from nearby hospitals, and families in transition.
💼 Investor Outlook
Yields are modest due to high entry prices, but capital growth prospects remain strong. Low vacancy rates ensure minimal downtime for landlords.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+9.5%
1-Year Growth
+28.4% cumulative
3-Year Growth
+49.5% cumulative
5-Year Growth
📍 Growth Drivers
- Scarcity of large residential lots within 10km of the CBD.
- Continued 'Stirling City Centre' infrastructure investment.
- Spillover demand from the increasingly unaffordable coastal strip.
- High desirability for the Roselea Estate precinct.
- Proximity to major employment hubs in Osborne Park and the CBD.
⛔ Headwinds
- Rising interest rates impacting high-leverage buyers in the $1.5m+ bracket.
- Potential for increased supply through medium-density infill near the station.
- Noise pollution constraints on premium price ceilings for affected streets.
🔮 5-Year Outlook
Expect continued outperformance of the Perth average as the suburb's 'blue-chip' status solidifies. The completion of nearby infrastructure projects will likely sustain demand.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.7
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
24% below metro average crime rate
Relative comparison
Risk Categories
Burglary: Low
Vehicle Theft: Medium
Property Damage: Low
📋 What to Check Locally
Focus security measures on vehicle safety as opportunistic theft near transit hubs is the most common local issue.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are acoustic and planning-related rather than environmental. The suburb is well-protected from major natural hazards.
🌊 Flood Risk
Low risk; localized ponding possible near drainage basins during extreme weather.
🔥 Bushfire Risk
Negligible risk due to urbanized landscape and lack of contiguous bushland.
🏦 Insurance Impact
Standard premiums apply; no significant 'high-risk' loading observed for this postcode.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Low Density) with pockets of R40/R60 near the station.
🔲 Overlays
Stirling City Centre Special Control Area; Heritage Protection Area (limited).
🏗️ Development Hotspots
The precinct surrounding the Stirling Train Station and the Roselea Shopping Centre.
The Stirling City Centre plan aims to transform the area into a 'second CBD' with higher density, which may impact traffic and local character but boost land values.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Exceptional; 12-minute train to CBD and immediate freeway access.
🛍️ Amenity & Retail
High; proximity to Roselea Village and Karrinyup Shopping Centre.
🌲 Parks & Recreation
Excellent; Stirling Civic Gardens is a regional-tier parkland.
🏫 Schools
Good; West Balcatta Primary is well-regarded; secondary options are varied.
🏥 Healthcare
Superior; 10-minute drive to Sir Charles Gairdner and Perth Children's Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent population dominated by professional couples and families with school-aged children.
💵 Median Income
$118,500 pa per household
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 41
🎓 Education
42% of residents hold a Bachelor degree or higher.
📊 Age Distribution
High owner-occupancy and income levels correlate with well-maintained properties and long-term price stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The 'Stirling City Centre' project remains the dominant long-term planning influence.
📈 Positive Impacts
- Increased local employment opportunities.
- Improved pedestrian and cycle connectivity to the station.
- Enhanced retail and dining options within the suburb.
📉 Negative Impacts
- Increased traffic congestion during peak hours.
- Potential loss of 'quiet suburb' feel in transit-adjacent streets.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Gwelup
Position
West
Price
Similar
Lifestyle
More 'lakeside' feel, slightly further from the train station.
Best for
Nature lovers and young families.
📍Balcatta
Position
East
Price
25% Cheaper
Lifestyle
More industrial/commercial mix, older housing stock.
Best for
First home buyers and renovators.
📍Karrinyup
Position
West
Price
15% More Expensive
Lifestyle
Coastal influence and immediate access to major retail.
Best for
Lifestyle-oriented premium buyers.
📍Tuart Hill
Position
South
Price
30% Cheaper
Lifestyle
Higher density, smaller lots, closer to inner-city cafes.
Best for
Young professionals and investors.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Winthrop
WA
8.3/10
Similar 1980s/90s prestige build quality and family demographic.
Duncraig
WA
8.1/10
Strong northern corridor reputation with excellent transit links.
Wheelers Hill
VIC
8.2/10
Elevated family homes with a focus on parks and civic amenities.
Carine
WA
8.5/10
Premium northern suburb with high-performing school catchments.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, 'clean and green' aesthetic, and the unparalleled convenience of the Joondalup line commute.
★★★★★
Family Safety
It's the kind of place where you still see kids riding bikes to the park; we've never felt safer in Perth.
Safety
Community
★★★★☆
Transport
Being able to get to the office in the CBD in under 20 minutes door-to-door is a game changer.
Connectivity
Traffic
★★★★☆
Amenities
Roselea shopping is great for the basics, but we do find ourselves driving to Karrinyup for anything else.
Convenience
Retail
★★★☆☆
Noise
The freeway noise has definitely increased over the years; you need to choose your street very carefully.
Acoustics
Location
★★★★★
Investment
Prices are high, but the quality of the homes here is much better than what you get for the same price closer to the coast.
Value
Quality
★★★★☆
Rental Market
I never have a problem finding tenants; the proximity to the station makes it a very easy sell.
Demand
Yield
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the western side of the suburb for better insulation from freeway noise.
- Check the 'Stirling City Centre' structure plan for any future high-density developments near your target street.
- Look for 'original' 1980s homes that offer solid bones for a modern renovation to add instant equity.
- Verify the specific school catchment as boundaries can be tight between Stirling and Gwelup.
- Attend weekend inspections to gauge the true impact of Karrinyup Road traffic levels.
- Negotiate harder on properties with older 'Mediterranean-style' fit-outs which are currently less in demand.
❓ Questions to Ask the Agent
- What is the specific noise decibel rating for this property during peak hour?
- Are there any planned zoning changes for this specific street under the Stirling City Centre plan?
- Has the property ever experienced drainage issues during heavy winter rains?
- What are the most recent comparable sales that weren't 'off-market'?
- Is the property within the optional intake area for any specific secondary schools?
- Are there any easements related to the Water Corporation or Western Power on this lot?
- What is the percentage of owner-occupiers in this immediate street?
🏷️ Seller Strategy
- Highlight energy-efficient upgrades or acoustic glazing to mitigate freeway noise concerns.
- Focus marketing on the '12-minute commute' to attract CBD-based professionals.
- Ensure gardens are manicured; the Stirling buyer profile values curb appeal and 'estate' vibes.
- Stage large 4th or 5th bedrooms as home offices to appeal to the high professional demographic.
- Provide a recent building and pest report to streamline the offer process in a high-value market.
📣 Positioning Tips
Position the property as a 'forever home' that balances executive luxury with practical family functionality. Emphasize the scarcity of large land holdings so close to the city.
💼 Investment Case
A low-risk, long-term capital growth play with high tenant quality.
⚠️ Investment Risks
Low rental yields and potential for localized oversupply of apartments near the station.
📈 Action Plan
- Target detached 4-bedroom houses on 600sqm+ lots.
- Avoid the immediate station precinct if seeking capital growth over yield.
- Focus on properties within walking distance of Roselea Village.
- Consider a minor cosmetic refresh to maximize rental appraisal.
🔑 Renter Tips
- Be ready with a complete application; competition for houses is fierce.
- Look at the Roselea estate for newer, lower-maintenance options.
- Check commute times during peak hour if you rely on the freeway.
🏘️ What Renters Love Here
Safe, clean, and incredibly convenient for public transport users.
⚠️ Renter Watch-Outs
Rental prices are significantly higher than in neighboring Balcatta or Osborne Park.
🏢 Landlord Strategy
- Maintain high-quality air conditioning and security systems to attract premium tenants.
- Consider long-term leases (18-24 months) as the tenant profile is typically stable.
- Regularly review garden maintenance as part of the lease to protect property value.
📋 Compliance & Management
Ensure all RCDs and smoke alarms meet current WA Department of Mines, Industry Regulation and Safety standards.
🤝 Agent Insights
- The 'Roselea' brand carries a premium within the suburb.
- Buyers are increasingly wary of traffic noise; transparency is key to closing deals.
- Off-market sales are common among the suburb's long-term residents.
🎯 Marketing Angles
The '15-minute lifestyle'—15 mins to the city, 15 mins to the beach, 15 mins to the airport.
👤 Target Buyer Profile
Established professional families (ages 35-55) and affluent 'empty nesters' from the northern corridor.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the City of Stirling 'Stirling City Centre' Structure Plan.
✓
Perform a noise assessment during morning and evening peak hours.
✓
Verify school catchment zones via the WA Department of Education website.
✓
Check the Title for any restrictive covenants common in 1980s estates.
✓
Inspect the roof and gutters for signs of age-related wear (common in 40-year-old builds).
✓
Confirm the presence of a reticulation system and the condition of the bore.
✓
Check for any heritage overlays in the older parts of the suburb.
✓
Review the Dial Before You Dig report for major underground infrastructure.
✓
Assess the distance to the nearest high-frequency bus stop or train station.
✓
Confirm the property's NBN connection type (FTTP is preferred).
✓
Check for any recent development applications in the immediate vicinity.
✓
Evaluate the property's orientation for solar passive heating/cooling.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on projected data and historical trends as of March 2026. It does not constitute financial or legal advice. Buyers should conduct independent inspections and consult with qualified professionals before making a purchase decision.
