Nathan Tonich
63 Holland Street, Wembley, WA 6014
THE DEAL: Expressions Of Interest
5 2 2
Open Saturday 6 June 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Wembley — Whadjuk Noongar Country
Originally known as 'Njookenbooroo', the area was renamed to Wembley in the 1920s to increase its appeal during a period of rapid residential expansion. It developed as a key residential link between Perth and the coast, characterized by California Bungalows and Art Deco influences.
Today, Wembley is a highly sought-after family enclave known for its wide, leafy streets, renovated character homes, and a vibrant local cafe culture centered on Cambridge Street.
Overall Score
8.8
A top-tier performer in the Perth market due to location and school infrastructure.
Aboriginal Name
Galup— "Place of fire or place of camp"
Name Origin
Named in 1924 after Wembley Park in London, the site of the British Empire Exhibition.
Established
Gazetted 1924
Lake Monger
Education Hub
Heritage Landmark
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.4
Strong demand persists despite high interest rates, driven by low stock levels in the western suburbs.
Amenity
9.2
Exceptional access to Lake Monger, Herdsman Lake, and the Cambridge Street precinct.
Schools
9.6
Home to Wembley Primary and within the elite Shenton College catchment area.
Transport
8.1
Excellent bus frequency to the CBD and easy access to the Mitchell Freeway.
Risk Profile
8.9
Low risk of capital loss due to land scarcity and high desirability.
Liveability
9.5
High quality of life with abundant green space and family-oriented infrastructure.
Demographics
9.2
High-income professional families and established retirees dominate the profile.
Rental Demand
8.5
Extremely tight vacancy rates as families compete for school zone entry.
Growth Potential
7.9
Solid long-term growth, though entry prices are already at a significant premium.
Affordability
3.2
One of Perth's more expensive suburbs, making it inaccessible for many first-home buyers.
Crime & Safety
8.7
Generally very safe with lower-than-average crime rates for the metropolitan area.
Walkability
8.3
Highly walkable near the Cambridge Street commercial core and Lake Monger.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,845,000
Reflecting 2025-26 market levels
Median Unit
$515,000
Popular with young professionals
12mo Growth
11.2%
Outperforming national averages
Days on Market
12 days
Highly competitive conditions
Top School
Shenton College
Ranked top 5 public in WA
Green Space
22%
Parkland and nature reserves
✅ Key Advantages
- Elite public school catchments (Wembley Primary and Shenton College).
- Proximity to Lake Monger and Herdsman Lake nature reserves.
- Central location exactly halfway between Perth CBD and City Beach.
- High concentration of character-rich heritage architecture.
- Strong historical capital growth and resilient property values.
⚠️ Key Watch-Outs
- Significant price premium for properties within the Shenton College zone.
- Traffic congestion along Cambridge Street and Grantham Street during peak hours.
- Strict heritage and character protection overlays in certain precincts.
- Limited availability of larger, modern four-bedroom homes.
- Increasing density and apartment development near the Subiaco border.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Affluent Family
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1930s bungalows, mid-century homes, and modern luxury infill.
Dominant dwelling stock.
💰 Price Range
$1.4m – $3.5m (Houses), $380k – $950k (Units)
Typical entry to ceiling.
💡 Why It Matters
Wembley offers a 'best of both worlds' lifestyle that appeals to high-income earners who work in the city but desire a coastal-adjacent, family-friendly environment. Its value is anchored by educational infrastructure that rivals private schooling.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,845,000
$1.6m – $2.8m
🏢 Unit Median
$515,000
$420k – $750k
📈 Price Trend
+11.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $950pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is substantial, reflecting the high land value. The steady 5-year climb demonstrates Wembley's status as a safe-haven asset in the Perth market.
🎯 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
3.4% gross yield (Houses)
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Wembley is considered an 'aspirational' suburb. While units offer an entry point, houses are increasingly restricted to high-income dual-earner households.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
11 days
Avg time on market
📈 Rent Growth p.a.
+14%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families seeking school zones and medical staff from nearby QEII Medical Centre.
💼 Investor Outlook
Capital growth is the primary driver here rather than yield. Low vacancy rates ensure minimal downtime, but high entry costs compress gross returns.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+11.2%
1-Year Growth
+29.5% cumulative
3-Year Growth
+54% cumulative
5-Year Growth
📍 Growth Drivers
- Persistent demand for the Shenton College catchment area.
- Ongoing gentrification and high-end renovations of character stock.
- Proximity to the expanding QEII Medical Precinct and UWA.
- Limited new land supply in the inner-western corridor.
⛔ Headwinds
- Affordability ceiling for local buyers as prices approach $2m median.
- Potential changes to school catchment boundaries by the State Government.
- Rising land tax for multi-property investors.
🔮 5-Year Outlook
Expect continued outperformance of the broader Perth market. As Perth matures, the 'inner-ring' suburbs like Wembley typically see the most resilient value retention during downturns.
🛡️ 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
18% below Perth metro average
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Vehicle Theft: Medium
📋 What to Check Locally
Standard residential security is sufficient. Most incidents are opportunistic theft from vehicles near high-traffic areas like Cambridge Street.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk, with the primary concerns being regulatory (heritage) and market-based (school zones).
🌊 Flood Risk
Low risk; some localized ponding near Lake Monger during extreme 1-in-100 year events.
🔥 Bushfire Risk
Negligible risk due to urban density.
🏦 Insurance Impact
Standard premiums apply; no significant environmental loading.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Single Residential) with R40/R60 near commercial hubs.
🔲 Overlays
Character Protection Area and Heritage List (Town of Cambridge).
🏗️ Development Hotspots
Cambridge Street corridor and the Wembley Precinct near the Subiaco border.
Zoning is restrictive to preserve character, meaning significant subdivisions are rare, which protects property scarcity and value.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Frequent bus routes (81, 82, 85) to CBD; Daglish and Subiaco train stations are within 1.5km of the southern border.
🛍️ Amenity & Retail
High-end dining on Cambridge St, 24-hour IGA, and proximity to Floreat Forum.
🌲 Parks & Recreation
World-class access to Lake Monger, Henderson Park, and Mabel Talbot Park.
🏫 Schools
Dual-catchment goldmine: Wembley Primary and Shenton College.
🏥 Healthcare
Minutes from St John of God Subiaco and the QEII Medical Centre/PCH precinct.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A highly educated, high-income demographic consisting primarily of professionals and managers.
💵 Median Income
$135,000 per household (est.)
🏠 Ownership
68% owner-occupied, 32% renting
🎂 Age Profile
Median age 38
🎓 Education
52% with Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy rate and income levels correlate with well-maintained properties and community stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on mid-rise residential along Cambridge Street and the revitalization of the Wembley Hotel precinct.
📈 Positive Impacts
- Increased local retail and hospitality options.
- Modern apartment options for downsizers wishing to stay in the area.
- Improved streetscape and pedestrian safety measures.
📉 Negative Impacts
- Increased traffic pressure on secondary streets.
- Loss of some mid-century commercial character.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Floreat
Position
West
Price
More expensive
Lifestyle
Larger blocks, more 1960s architecture, further from CBD.
Best for
Families wanting 800sqm+ blocks.
📍Subiaco
Position
South
Price
Similar/Higher
Lifestyle
More urban, higher density, better nightlife.
Best for
Young professionals and empty nesters.
📍West Leederville
Position
East
Price
Slightly lower
Lifestyle
Smaller blocks, closer to city, more 'inner-city' feel.
Best for
Urbanites and commuters.
📍Churchlands
Position
North-West
Price
Similar
Lifestyle
Newer builds, focused on Churchlands SHS.
Best for
Families specifically targeting Churchlands SHS.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mount Hawthorn
WA
8.6/10
Strong cafe culture, character homes, and high-performing primary school.
Malvern
VIC
9.0/10
Elite school zones, heritage streetscapes, and high-income demographic.
Paddington
QLD
8.7/10
Hilly terrain, character cottages, and proximity to CBD.
Willoughby
NSW
8.9/10
Strong family appeal, excellent schools, and premium price point.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents express high satisfaction with the 'village' feel and the safety of the neighborhood. The primary complaint is the rising cost of living and traffic on main arteries.
★★★★★
Family Life
The best place to raise kids in Perth; they can walk to the lake and the schools are world-class.
Safety
Education
★★★★☆
Accessibility
I couldn't afford a house here, but a unit gives me the same lifestyle and a 10-minute commute to the city.
Location
Affordability
★★★★★
Investment
I've never had a vacancy longer than a week. The Shenton College catchment is a gold mine for rentals.
Demand
Yield
★★★★☆
Traffic
Love the cafes, but Grantham Street is becoming a nightmare during the morning school run.
Amenities
Traffic
★★★★★
Community
Moved from a large Floreat block to a modern townhouse here. Everything is walkable now.
Walkability
Convenience
★★★☆☆
Rental Market
It's so hard to find a place here, and when you do, the competition is insane.
Competition
Lifestyle
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify the exact school catchment boundary on the WA Department of Education website before offering.
- Prioritize north-facing rear blocks which are highly coveted for natural light in character renovations.
- Be prepared to act quickly; 'off-market' sales are common in this suburb.
- Check for heritage listings or 'Character Protection' status which may limit second-story additions.
- Look for properties with 'Right of Way' (laneway) access, as this adds significant value for parking and future builds.
- Attend multiple weekend auctions to gauge the true 'Shenton Premium' currently being paid.
❓ Questions to Ask the Agent
- Is this property definitely within the Shenton College catchment for the current and upcoming intake year?
- Are there any heritage or character protection overlays that prevent a second-story extension?
- Has the property ever experienced drainage issues during heavy rain given the proximity to the lake?
- What are the specific R-Code zoning restrictions for this particular lot?
- Are there any planned developments for the nearby commercial lots on Cambridge Street?
- What is the history of the 'Right of Way' (laneway) maintenance and usage?
- Have there been any recent changes to the school local intake area boundaries?
🏷️ Seller Strategy
- Highlight school catchment status as the primary headline in all marketing materials.
- Invest in professional staging to appeal to the high-income professional demographic.
- Ensure any character features (fireplaces, jarrah floors) are meticulously presented.
- Consider an auction or 'Set Date Sale' strategy to capitalize on low stock levels.
- Address any structural maintenance issues early, as Wembley buyers are often detail-oriented professionals.
📣 Positioning Tips
Position the property as a 'generational home' that offers long-term educational security and lifestyle convenience. Emphasize the proximity to Lake Monger and the 'Western Suburbs' prestige.
💼 Investment Case
Wembley is a capital growth play. The tight rental market and elite schooling make it a 'set and forget' asset.
⚠️ Investment Risks
Low yields and high entry costs mean the property will likely be negatively geared in the early years.
📈 Action Plan
- Target older 2-bedroom units in small blocks for better land-to-asset ratios.
- Focus on the Shenton College catchment specifically.
- Consider a minor cosmetic renovation to maximize rental yield.
- Hold for a minimum 7-10 year cycle to realize capital growth.
🔑 Renter Tips
- Have a complete 'renter resume' ready for immediate submission.
- Offer a slightly longer lease term (18-24 months) to appeal to landlords seeking stability.
- Check the proximity to bus routes if you don't have a dedicated parking spot.
🏘️ What Renters Love Here
Access to elite public schools and a safe, high-amenity neighborhood.
⚠️ Renter Watch-Outs
Extreme competition for family-sized homes and high weekly rents.
🏢 Landlord Strategy
- Regularly review rents to keep pace with the high demand in the western suburbs.
- Maintain gardens to a high standard, as this is a key requirement for local tenants.
- Consider allowing pets to broaden the tenant pool even further.
📋 Compliance & Management
Ensure all RCDs and smoke alarms are compliant with WA legislation; Town of Cambridge is proactive with building standards.
🤝 Agent Insights
- The market is currently split: character homes are selling at a premium, while unrenovated 1970s stock is moving slower.
- Buyers are increasingly wary of 'borderline' catchment properties.
🎯 Marketing Angles
The 'Shenton College Lifestyle', 'Lake Monger at your doorstep', and 'The ultimate CBD-Coast balance'.
👤 Target Buyer Profile
Dual-income professional families (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 'Find My School' WA Government portal.
✓
Order a heritage search via the Town of Cambridge.
✓
Conduct a thorough building and pest inspection, specifically checking for salt damp in older bungalows.
✓
Review the Title for any restrictive covenants or easements.
✓
Check the Town of Cambridge 'Intramaps' for zoning and underground power status.
✓
Verify the presence of any asbestos in mid-century additions.
✓
Assess traffic noise levels during peak hour if the property is near Grantham or Cambridge Streets.
✓
Check for any planned tree removals or significant landscaping restrictions.
✓
Review the last 2 years of strata minutes if purchasing a unit or townhouse.
✓
Confirm the status of the 'Right of Way' (laneway) if applicable.
✓
Check for any recent or pending development applications on neighboring properties.
✓
Verify that all previous 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, legal, or real estate advice. Buyers should conduct their own independent due diligence and consult with professionals before making any property purchase.
