Matt McWaters
49 Purdom Road, Wembley Downs, WA 6019
Will be sold
3 2 1
Open Saturday 14 November 10:00 am Auction Tuesday 1 December 6:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Wembley Downs — Whadjuk Noongar Country
Originally part of the Perth Endowment Lands, the area remained largely undeveloped until the post-WWII housing boom. It was designed as a garden suburb to provide high-quality residential living for Perth's growing professional class in the 1950s and 60s.
A leafy, affluent residential area characterized by large blocks, a mix of original mid-century architecture and modern luxury builds, and a strong family-centric culture.
Overall Score
8.5
A top-tier family suburb with enduring value and high lifestyle appeal.
Name Origin
Named after the Wembley suburb in London, with 'Downs' added to describe the hilly, undulating landscape.
Established
Gazetted 1959
Education Hub
Home to Hale School, one of Perth's oldest and most prestigious private boys' schools.
Coastal Proximity
Located less than 2km from the Indian Ocean shoreline.
Topography
Features some of the highest residential elevations in the Perth metropolitan area.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady growth driven by low stock levels and consistent demand for school catchments.
Amenity
7
Good local shopping at The Downs, though major retail requires a short drive.
Schools
9.5
Exceptional access to top-ranked public and private institutions.
Transport
6
Relies heavily on private vehicles; bus routes exist but no direct rail access.
Risk Profile
9
Very low risk of vacancy or significant price volatility due to land scarcity.
Liveability
9
High quality of life with abundant green space and ocean breezes.
Demographics
9
High-income professional families and established retirees dominate.
Rental Demand
7
Strong demand for family homes, though yields are compressed by high capital values.
Growth Potential
7
Solid long-term prospects, though high entry prices cap short-term speculative gains.
Affordability
3
Well above the Perth metropolitan median, making it inaccessible for many first-home buyers.
Crime & Safety
9
One of Perth's statistically safer suburbs with low incident rates.
Walkability
5
Hilly terrain and residential layout make it less walkable than inner-city hubs.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,920,000
Estimated 2026 market value
12mo Growth
6.8%
Steady capital appreciation
Family Ratio
78%
Highly family-oriented
Green Space
High
Proximity to Bold Park
School Rank
Top 5%
Churchlands SHS Catchment
Days on Market
18 days
Fast-moving premium stock
✅ Key Advantages
- Dual catchment for highly sought-after Wembley Downs PS and Churchlands SHS.
- Elevated blocks often provide ocean views or leafy valley outlooks.
- Large average lot sizes (typically 700sqm+) providing privacy and space.
- Close proximity to City Beach and Floreat Beach without the 'beachfront' price tag.
- Quiet, low-traffic residential streets with a strong sense of community safety.
⚠️ Key Watch-Outs
- Significant asbestos presence in original 1960s-era 'undercroft' homes.
- Steep driveways and sloping blocks can increase construction and landscaping costs.
- Limited public transport connectivity compared to eastern or northern corridors.
- Strict local planning policies regarding building heights and setbacks.
- Competition for properties is intense, often resulting in off-market sales.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-family dwellings with some 1970s villas.
Dominant dwelling stock.
💰 Price Range
$1.4m – $3.5m+
Typical entry to ceiling.
💡 Why It Matters
Wembley Downs serves as a 'forever home' destination. Its value is underpinned by educational infrastructure and its position between the CBD and the coast, making it resilient to broader market downturns.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,920,000
$1.65m – $3.2m
🏢 Unit Median
$820,000
$650k – $1.1m
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $950pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The substantial rise in the house median reflects the suburb's transition from 'middle-ring' to 'premium' status, driven by the scarcity of large blocks near the coast.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
85% above Perth metro median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
2.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is low; the suburb is primarily targeted by second or third-home buyers with significant existing equity.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
15 days
Avg time on market
📈 Rent Growth p.a.
+9.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Corporate relocations and families waiting for school placements.
💼 Investor Outlook
Low yield but high capital growth potential. The primary investment strategy here is land banking or high-end renovation.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+27.1% cumulative
3-Year Growth
+45.4% cumulative
5-Year Growth
📍 Growth Drivers
- Extremely limited new land supply in the western suburbs.
- Ongoing prestige of Churchlands Senior High School.
- Generational turnover leading to high-end architectural renovations.
- Proximity to the 'Western Suburbs' lifestyle precinct.
⛔ Headwinds
- Interest rate sensitivity among high-mortgage professional families.
- High cost of building materials impacting renovation feasibility.
- Potential for zoning changes to increase density in adjacent suburbs.
🔮 5-Year Outlook
Expect continued outperformance of the broader Perth market as the suburb solidifies its status as a premier family destination.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
40% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Check local security patrol frequency and ensure properties have modern alarm systems, common in the area.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk, with the primary concerns being property-specific structural issues and market entry timing.
🌊 Flood Risk
Negligible risk due to high elevation and sandy soils.
🔥 Bushfire Risk
Moderate risk for properties bordering Bold Park or the Empire Village bushland buffer.
🏦 Insurance Impact
Standard premiums apply; no significant 'red-flag' loading noted for the area.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Single Residential)
🔲 Overlays
Character Protection and Building Height Limits
🏗️ Development Hotspots
Limited; mostly 'knock-down-rebuild' on single lots.
Zoning prevents high-density 'cramming', which protects the leafy character and long-term property values.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Bus services to Scarborough Beach Road and Stirling Station; car-dependent.
🛍️ Amenity & Retail
The Downs Shopping Centre provides essentials; Karrinyup Shopping Centre is 10 mins away.
🌲 Parks & Recreation
Excellent access to Butlers Reserve, Luketina Reserve, and Bold Park.
🏫 Schools
The suburb's strongest asset; multiple top-tier options within 3km.
🏥 Healthcare
Close to Scarborough medical hubs and 15 mins to Sir Charles Gairdner Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, high-income population with a high proportion of university-educated professionals.
💵 Median Income
$142,000 per household
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 41
🎓 Education
48% Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy rate and income levels suggest a community that invests heavily in property maintenance and local schools.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Minimal large-scale development due to established nature; focus is on infrastructure and school upgrades.
📈 Positive Impacts
- Ongoing upgrades to Churchlands SHS facilities.
- Refurbishment of local parklands and playgrounds.
- Modernization of The Downs shopping precinct.
📉 Negative Impacts
- Increased school-run traffic congestion on Empire Avenue.
- Construction noise from frequent high-end residential rebuilds.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍City Beach
Position
West
Price
Significantly more expensive
Lifestyle
Beachfront focus, larger blocks, more prestige.
Best for
Ultra-high net worth buyers.
📍Doubleview
Position
North-East
Price
More affordable
Lifestyle
Higher density, smaller blocks, more 'urban' feel.
Best for
Young professionals and first-time family buyers.
📍Churchlands
Position
East
Price
Comparable
Lifestyle
Flatter terrain, more modern 1990s-built homes.
Best for
Families prioritizing school proximity over ocean views.
📍Scarborough
Position
North
Price
More affordable (units)
Lifestyle
High-density, vibrant nightlife, tourist-centric.
Best for
Renters and younger buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Eliza
VIC
8/10
Hilly terrain, coastal proximity, and strong focus on elite schooling.
Chapel Hill
QLD
8.5/10
Undulating topography and high-performing school catchments.
Belrose
NSW
7.5/10
Established family demographic with a mix of original and renovated homes.
Burnside
SA
9/10
Premium foothills location with high-income demographics and top schools.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the 'hills and trees' feel and the safety of the neighborhood as primary benefits.
★★★★★
Schooling and Safety
We moved here specifically for Churchlands SHS and haven't looked back. The kids can walk to the park safely, and the sea breeze in summer is a lifesaver.
Safety
Schools
★★★★☆
Renovation Potential
Found a great 60s home with views, but be prepared for the 'Western Suburbs tax' on trades. The hills make landscaping expensive but worth it.
Views
Cost
★★★★★
Community Feel
I've seen the suburb change, but it keeps its quiet charm. The local shops at The Downs are all you really need for day-to-day life.
Quiet
Convenience
★★★☆☆
Transport
Great place to live but the commute to the CBD is a bit of a pain without a car. Buses are okay but not frequent enough.
Lifestyle
Transport
★★★★★
Outdoor Life
Butlers Reserve is the heart of the suburb. Every evening it's full of families and dogs. It’s a very active community.
Parks
Community
★★★★☆
Investment
Capital growth has been excellent. Finding good tenants is easy because everyone wants to be in the school zone.
Growth
Yield
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'ocean side' of Weaponess Road for better breeze and potential views.
- Factor in a $50k-$100k 'slope premium' for any future extension or pool installation.
- Verify the exact school catchment boundary, as it can cut through specific streets.
- Look for original 1960s homes that haven't been 'flipped' to add value yourself.
- Attend mid-week home opens to gauge the true level of serious competition.
- Check for asbestos in eaves and internal linings of unrenovated homes.
❓ Questions to Ask the Agent
- Is this property within the optional or primary catchment for Churchlands SHS?
- Has a professional asbestos audit been conducted on the undercroft or eaves?
- Are there any restrictive covenants on the title regarding building height or materials?
- What is the history of the retaining walls on the boundary?
- Have there been any recent issues with the sewer lines (common in older hilly areas)?
- Are there any known development applications for the neighboring lots?
- What are the average utility costs for a home of this vintage?
🏷️ Seller Strategy
- Highlight school catchment status prominently in all marketing materials.
- Professional drone photography is essential to showcase elevation and ocean proximity.
- Declutter outdoor areas; buyers in this suburb value garden space and 'alfresco' potential.
- Consider an 'Offers Invited' campaign to test the ceiling in a low-stock market.
- Ensure all structural retaining walls are inspected and certified before listing.
📣 Positioning Tips
Position the property as a 'generational asset' within a blue-chip educational precinct. Emphasize the lifestyle balance of 'coastal proximity without the coastal price tag'.
💼 Investment Case
Wembley Downs is a capital growth play, not a yield play.
⚠️ Investment Risks
High entry costs lead to significant land tax liabilities and low cash-flow coverage.
📈 Action Plan
- Target older villas or duplex halves for a lower entry point.
- Focus on 3+ bedroom homes to appeal to the dominant family rental market.
- Maintain gardens to a high standard to attract premium corporate tenants.
- Hold for a minimum 10-year cycle to maximize capital gains.
🔑 Renter Tips
- Apply with a 'cover letter' highlighting your connection to local schools.
- Be prepared for high competition; have your references ready immediately.
- Check the heating/cooling efficiency of older homes before signing.
🏘️ What Renters Love Here
Access to elite public schooling for a fraction of the cost of buying.
⚠️ Renter Watch-Outs
Older homes can be poorly insulated and expensive to heat/cool.
🏢 Landlord Strategy
- Install high-quality split-system air conditioning to remain competitive.
- Offer long-term leases (24 months) to attract stable families.
- Regularly inspect retaining walls and mature trees.
📋 Compliance & Management
Ensure all RCDs and smoke alarms meet current WA tenancies legislation, especially in older builds.
🤝 Agent Insights
- Stock levels remain 20% below the 5-year average, driving 'fear of missing out'.
- Buyers are increasingly looking for 'turn-key' modern homes to avoid building delays.
- Off-market transactions are becoming more common among local 'upsizers'.
🎯 Marketing Angles
The 'Churchlands SHS Advantage' and 'Elevated Coastal Living'.
👤 Target Buyer Profile
Professional couples aged 35-50 with school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school catchment via the WA Department of Education website.
✓
Conduct a thorough structural inspection focusing on retaining walls.
✓
Check the Title for 'Endowment Land' encumbrances or specific council caveats.
✓
Verify ocean view longevity (could a neighbor build up and block it?).
✓
Test for asbestos if the home was built before 1990.
✓
Review the City of Stirling's 'Character Retention' guidelines.
✓
Assess the driveway gradient for ease of access and drainage.
✓
Check for underground power status (most of the suburb is complete).
✓
Evaluate the proximity to bus routes if commuting to the CBD.
✓
Inspect the condition of the roof plumbing and gutters.
✓
Confirm the zoning (R20 is standard, but some pockets vary).
✓
Check for any significant trees protected by local council orders.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on historical data and market projections as of March 2026. It does not constitute financial or legal advice. Buyers should conduct independent due diligence and consult with qualified professionals before making any property purchase.
