Paul Clarke
21 Black Swan Drive, West Busselton, WA 6280
Offers Over $900,000
3 2 3
Open Saturday 27 June 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
West Busselton — Wardandi (Noongar) Country
Originally inhabited by the Wardandi people, the area became a focal point for the timber industry and dairy farming in the mid-19th century. West Busselton developed as the residential extension of the main township, evolving from holiday shacks to a primary residential hub.
Today it is a diverse mix of mid-century brick homes, modern architectural beachfront residences, and a significant healthcare precinct anchored by the Busselton Health Campus.
Overall Score
8
A top-tier regional performer with high lifestyle appeal and strong local employment anchors.
Aboriginal Name
Undalup— "Place of the water or place of the Undal (a local plant)"
Name Origin
Named after the Bussel family, prominent early European settlers in the region.
Established
Gazetted 1927
Health Hub
Home to the $120m Busselton Health Campus.
Coastline
Features over 4km of direct Geographe Bay frontage.
Connectivity
10-minute drive to Busselton Margaret River Airport.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady growth following the post-pandemic surge, now stabilizing with low listing volumes.
Amenity
9
Excellent access to the hospital, local shopping centers, and the Geographe Bay foreshore.
Schools
8
Strong catchment options including West Busselton Primary and proximity to private colleges.
Transport
5
Highly car-dependent regional setting; limited public bus frequency to the CBD.
Risk Profile
6
Primary concerns are coastal erosion and rising insurance premiums in low-lying zones.
Liveability
9
Exceptional for families and retirees due to flat terrain, parks, and beach proximity.
Demographics
7
A stable mix of healthcare professionals, retirees, and young families.
Rental Demand
8
Extremely tight vacancy rates driven by hospital staff and lifestyle seekers.
Growth Potential
7
Supported by airport expansion and the region's status as a premier 'sea-change' destination.
Affordability
4
Prices have risen significantly, now exceeding many Perth outer-metro averages.
Crime & Safety
8
Generally safe with low violent crime, though opportunistic theft occurs near tourist zones.
Walkability
6
High near the coast and shops, but decreases in the southern residential pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$845,000
Significant 5-year appreciation
12mo Growth
8.4%
Outperforming regional WA average
Vacancy Rate
0.7%
Critical undersupply of rentals
Family Ratio
68%
Predominantly family households
Major Employer
Health Campus
Anchor for local rental demand
Beach Distance
0-1.5km
Most homes within walking distance
✅ Key Advantages
- Proximity to the Busselton Health Campus provides a recession-proof employment anchor.
- Direct access to the calm, family-friendly waters of Geographe Bay.
- Large lot sizes in older pockets allow for significant renovation or ancillary dwellings (granny flats).
- Strong school catchments with both public and high-quality private options nearby.
- Excellent cycling infrastructure connecting the suburb to the Busselton Jetty and CBD.
- High proportion of owner-occupiers ensures well-maintained streetscapes.
⚠️ Key Watch-Outs
- Properties north of Bussell Highway face long-term coastal inundation risks.
- Significant price premium compared to inland Busselton suburbs like Vasse or Broadwater.
- Older housing stock (1970s-80s) often requires remediation for asbestos or salt damp.
- Limited nightlife and high-end dining within the suburb itself (requires travel to CBD).
- Increasing traffic congestion on Bussell Highway during peak tourist seasons.
- Strict local planning controls regarding coastal setbacks and building heights.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Professional
How this suburb feels day-to-day.
🏠 Property Types
Mix of 1970s brick-and-tile, modern luxury builds, and low-rise units.
Dominant dwelling stock.
💰 Price Range
$620k – $2.8m
Typical entry to ceiling.
💡 Why It Matters
West Busselton is the 'engine room' of the local property market, offering the most balanced lifestyle-to-employment ratio in the South West. It attracts a high-income demographic of medical professionals and business owners, insulating it from some regional volatility.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$845,000
$750k – $1.4m (Standard), $2m+ (Beachfront)
🏢 Unit Median
$565,000
$480k – $720k
📈 Price Trend
+8.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $680pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The rapid median price escalation reflects the suburb's transition from a regional town to a sophisticated coastal city hub, driven by the 'Zoom-town' effect and airport connectivity.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Perth metro median
Price comparison
📋 Income Ratio
8.4x average local household income
Median price ÷ median income
💳 Gross Yield
4.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
West Busselton has transitioned from 'affordable regional' to 'premium lifestyle'. Local first-home buyers are increasingly priced out, moving toward Vasse or Kealy.
🔥 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.
+11.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical staff, FIFO workers, and young families waiting to buy.
💼 Investor Outlook
Extremely strong. The hospital expansion and airport growth provide a consistent tenant pool. Capital growth has historically been robust, though entry costs are now high.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+8.4%
1-Year Growth
+32%
3-Year Growth
+74%
5-Year Growth
📍 Growth Drivers
- Busselton Margaret River Airport international flight potential.
- Ongoing expansion of medical services at Busselton Health Campus.
- Limited new land supply in coastal West Busselton.
- High internal migration from Perth and Eastern States.
- Upgrade of local retail precincts and foreshore amenities.
⛔ Headwinds
- Interest rate sensitivity for highly leveraged local buyers.
- Rising insurance costs due to coastal hazard mapping.
- Potential for oversupply in the unit/apartment market if zoning is relaxed.
🔮 5-Year Outlook
Expect moderate but consistent growth. The suburb is reaching a maturity phase where value-add renovations and 'knock-down rebuilds' will drive the next wave of price increases.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Perth metro crime average
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Drug-related Offenses: Low
📋 What to Check Locally
Check specific street lighting and proximity to public beach access points where opportunistic vehicle theft can occur during summer.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and regulatory, specifically regarding the coastline.
🌊 Flood Risk
Moderate risk in areas adjacent to the Vasse River diversion and low-lying coastal strips.
🔥 Bushfire Risk
Low for the majority of the suburb; higher for properties bordering southern scrublands.
🏦 Insurance Impact
Increasing premiums for properties identified in the City of Busselton's Coastal Hazard Risk Management and Adaptation Plan (CHRMAP).
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R15/R20 (Low Density)
🔲 Overlays
Coastal Hazard Risk Management (CHRMAP), Special Control Area.
🏗️ Development Hotspots
Infill opportunities near the Busselton District Hospital and older lots near the CBD boundary.
Zoning is conservative to maintain character, but some R30 pockets allow for duplex development, which is highly sought after by downsizers.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; TransBusselton bus routes 815 and 817 provide basic coverage.
🛍️ Amenity & Retail
High; includes Busselton Central nearby and local West Busselton shopping strip.
🌲 Parks & Recreation
Excellent; Lou Weston Oval and multiple foreshore reserves.
🏫 Schools
High quality; West Busselton Primary and Busselton Senior High School.
🏥 Healthcare
Superior regional access; Busselton Health Campus is centrally located.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A professional and retiree-heavy demographic with higher-than-average regional disposable income.
💵 Median Income
$82,500 pa
🏠 Ownership
72% owner-occupied or purchasing
🎂 Age Profile
Median age 44
🎓 Education
High percentage of vocational and tertiary qualified residents.
📊 Age Distribution
The high owner-occupancy rate and older demographic contribute to a quiet, stable community feel and well-maintained properties.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure and health services rather than high-density residential.
📈 Positive Impacts
- Busselton Health Campus service expansion.
- Foreshore protection and beautification works.
- Airport terminal upgrades facilitating more interstate arrivals.
📉 Negative Impacts
- Construction noise from hospital upgrades.
- Increased seasonal traffic on local feeder roads.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Busselton (CBD)
Position
East
Price
Slightly cheaper
Lifestyle
More commercial, noisier, higher density.
Best for
Younger buyers and investors.
📍Broadwater
Position
West
Price
Comparable
Lifestyle
More resort-style and holiday-focused.
Best for
Retirees and holiday home owners.
📍Vasse
Position
South-West
Price
Cheaper
Lifestyle
Modern master-planned estate, inland.
Best for
Young families seeking new builds.
📍Geographe
Position
North-East
Price
Comparable
Lifestyle
Canal living and marina focus.
Best for
Boating enthusiasts.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Dunsborough
WA
9/10
Coastal lifestyle with high-end residential and strong tourism.
Falcon
WA
7/10
Established coastal suburb with a mix of old and new housing.
Ocean Reef
WA
8/10
Strong family demographic with coastal proximity and infrastructure.
Mount Martha
VIC
8/10
Regional coastal feel with high professional demographic.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, beach access, and the convenience of having major medical facilities nearby. It is perceived as the 'sensible' premium choice in the region.
★★★★★
Work-life balance
Walking to the beach after a shift at the hospital is unbeatable. It's a quiet, safe neighborhood where everyone knows their neighbors.
Safety
Lifestyle
★★★★☆
Accessibility
The flat terrain makes it perfect for cycling into town. My only gripe is the traffic on the highway during school holidays.
Walkability
Traffic
★★★☆☆
Affordability
I love the area, but I had to buy a real fixer-upper to get in here. Prices have gone crazy lately.
Entry Cost
Potential
★★★★★
Investment
Never had a day of vacancy. The hospital staff are excellent tenants and the capital growth has been a pleasant surprise.
Rental Yield
Demand
★★★★☆
Schools
Great place for kids. The primary school is fantastic and there are plenty of parks, though we need more teen-friendly spaces.
Family Living
Youth Amenities
★★★★☆
Connectivity
NBN is reliable and being close to the airport means I can get to Melbourne for meetings easily. It's the perfect sea-change.
Connectivity
Lifestyle
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with side access for boats or caravans, as this is a major resale driver in this region.
- Check the City of Busselton's CHRMAP mapping for any planned coastal defense or managed retreat policies.
- Look for 1970s brick homes on large lots (800sqm+) for the best long-term land value play.
- Verify if the property is within the Busselton Health Campus noise or flight path buffer zones.
- Be prepared to act quickly; well-priced homes in this suburb often sell within 14 days.
- Consider a professional building inspection specifically for salt-air corrosion on roof fixings.
❓ Questions to Ask the Agent
- Is this property located within a designated Coastal Hazard Risk area?
- Has the property been tested for asbestos, specifically in the eaves or wet areas?
- What is the current zoning, and are there any proposed changes in the new Local Planning Scheme?
- Are there any easements related to the Vasse River diversion or local drainage?
- What is the history of termite inspections and treatments for this home?
- How has the proximity to the hospital impacted street parking and traffic in this specific pocket?
- Are there any restrictive covenants on the title regarding building materials or heights?
- What are the typical insurance premiums for a home of this age in this street?
🏷️ Seller Strategy
- Highlight proximity to the hospital in marketing, as medical professionals are a key buyer demographic.
- Ensure gardens are low-maintenance and coastal-hardy to appeal to retirees and busy professionals.
- Professional drone photography is essential to showcase the proximity to Geographe Bay.
- Address any minor maintenance issues like salt damp or rusted gutters before listing to avoid price chipping.
- Consider an 'Off-Market' launch to tap into the high volume of qualified buyers currently waiting for stock.
📣 Positioning Tips
Position the property as a 'lifestyle-security' asset. Emphasize the blend of coastal proximity and the stability provided by the nearby medical precinct.
💼 Investment Case
High-income tenant pool and low vacancy make this a premier regional defensive play.
⚠️ Investment Risks
Higher entry price reduces initial yield; coastal maintenance costs can be higher than inland.
📈 Action Plan
- Target 3-4 bedroom houses within 1km of the Health Campus.
- Ensure the property has modern heating/cooling to attract long-term professional tenants.
- Budget for slightly higher insurance premiums.
- Consider properties with R20/R30 zoning for future subdivision potential.
🔑 Renter Tips
- Register directly with local property managers as many rentals don't hit the major portals.
- Have a 'pet resume' ready, as many local landlords are pet-friendly but selective.
- Be prepared to pay 6-12 months in advance if you are a newcomer to the region without local references.
🏘️ What Renters Love Here
Unbeatable lifestyle with beach and shops within walking distance.
⚠️ Renter Watch-Outs
Older rentals can be poorly insulated and expensive to heat in winter.
🏢 Landlord Strategy
- Include garden maintenance in the rent to ensure the property's street appeal is maintained.
- Install high-quality split-system air conditioning to remain competitive.
- Review rents every 6 months given the current high-growth environment in Busselton.
📋 Compliance & Management
Ensure all smoke alarms and RCDs are compliant with WA state laws, especially in older 1970s stock.
🤝 Agent Insights
- The market is currently driven by 'right-sizers' moving from larger rural properties into the suburb.
- Buyers are increasingly wary of coastal risk; having the CHRMAP data ready is crucial for transparency.
- Stock levels remain 30% below historical averages for this time of year.
🎯 Marketing Angles
Focus on 'The 5-Minute Lifestyle'—5 minutes to the beach, 5 minutes to the hospital, 5 minutes to the CBD.
👤 Target Buyer Profile
Medical professionals, affluent retirees, and FIFO families seeking a coastal base.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the City of Busselton Coastal Hazard Risk Management and Adaptation Plan (CHRMAP).
✓
Conduct a professional building and pest inspection with a focus on salt-air damage.
✓
Verify the property's inclusion in the Busselton Health Campus catchment for hospital-related staff housing.
✓
Check the WA Department of Planning, Lands and Heritage 'Map Viewer' for any heritage or environmental overlays.
✓
Confirm the NBN connection type (FTTP is preferred for remote workers).
✓
Assess the property's elevation relative to the 1-in-100-year flood level.
✓
Investigate any planned road upgrades for Bussell Highway that may affect noise levels.
✓
Check for any 'Notice of Intention to Take' or other government land interests.
✓
Review local school local intake area maps on the WA Department of Education website.
✓
Inspect the condition of the roof and gutters for signs of coastal corrosion.
✓
Verify the presence of a working reticulation system for the garden.
✓
Check for any unapproved structures or extensions on the property.
📚 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 2026-03-06. It is intended for informational purposes only and does not constitute financial, legal, or professional real estate advice. Buyers should conduct their own independent research and consult with qualified professionals before making any property purchase decisions.
