Roslyn Ierace
20 Stallard Place, Withers, WA 6230
GUIDING $500,000's
3 1 3
Open Saturday 27 June 10:45 am Auction Monday 13 July 6:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Withers — Noongar (Wardandi) Country
Withers was developed as a major residential expansion of Bunbury in the late 1960s and 1970s, primarily to provide affordable housing for the growing industrial workforce. Large portions of the suburb were originally developed by the State Housing Commission, creating a distinct demographic profile that persists today. In recent years, it has become a focal point for state-led urban renewal projects aimed at diversifying housing stock.
The suburb is currently transitioning from a predominantly social-housing precinct to a mixed-tenure community, attracting first-home buyers and investors drawn to its proximity to the beach and Hay Park.
Overall Score
5
A balanced score reflecting high affordability and yield potential against significant socio-economic challenges.
Aboriginal Name
Goomburrup— "The place of the digging stick"
Name Origin
Named after Frederick James Withers, a long-serving Member of the Legislative Assembly for Bunbury (1924–1947).
Established
Gazetted 1970
Coastal Proximity
Less than 1.5km to Mindalong Beach
Sporting Hub
Home to the massive Hay Park multi-sport complex
Renewal Zone
Subject to the Withers Urban Renewal Strategy
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
Strong price growth driven by the broader WA regional boom and low entry-level price points.
Amenity
6
Excellent access to regional sporting facilities and coastal recreation areas.
Schools
4
Local schools are often under-resourced compared to neighboring private or high-decile options.
Transport
5
Relies heavily on bus services and private vehicles; limited late-night connectivity.
Risk Profile
3
High social housing density and crime statistics present a higher-than-average risk for capital preservation.
Liveability
5
Good for active residents due to parks, but impacted by safety concerns in specific pockets.
Demographics
4
Lower median household income and higher unemployment rates than the Bunbury average.
Rental Demand
9
Extremely high demand due to the regional housing shortage and affordable price bracket.
Growth Potential
7
Significant upside if urban renewal successfully dilutes social housing concentration.
Affordability
9
One of the most accessible entry points for coastal-adjacent property in Western Australia.
Crime & Safety
3
Historically high rates of property crime and anti-social behavior reported to WA Police.
Walkability
6
Reasonable internal walkability to local shops and parks, but disconnected from the Bunbury CBD.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$515,000
Projected March 2026
12mo Growth
12.5%
Outperforming national average
Gross Yield
6.2%
High investor appeal
Days on Market
18 days
Very fast-moving market
Safety Rank
Low
Below Bunbury average
Family Ratio
62%
High percentage of families
✅ Key Advantages
- Exceptional affordability for a location within walking distance to the Indian Ocean.
- High rental yields making it a 'cash-flow positive' candidate for many investors.
- Proximity to Hay Park, providing world-class regional sporting facilities.
- Ongoing government investment in the Withers Urban Renewal Strategy.
- Large block sizes (typically 700sqm+) offering future subdivision potential (STCA).
⚠️ Key Watch-Outs
- High concentration of Department of Communities (Social Housing) properties.
- Stigma associated with the suburb name can impact long-term capital growth.
- Elevated levels of reported theft and property damage.
- Inconsistent streetscapes with some areas showing significant neglect.
- Limited local employment opportunities outside of retail and light industry.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Transitional Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly 1970s brick-and-tile houses, with some newer villas and social housing units.
Dominant dwelling stock.
💰 Price Range
$420k – $680k
Typical entry to ceiling.
💡 Why It Matters
Withers represents the 'last frontier' of affordable coastal living in the Bunbury region. For buyers priced out of South Bunbury or Usher, it offers a high-risk, high-reward entry point into the market with significant government-backed renewal tailwinds.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$515,000
$450k – $620k
🏢 Unit Median
$345,000
$310k – $390k
📈 Price Trend
+12.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $520pw, Units $410pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have surged since 2022 due to the WA housing shortage, but Withers remains the cheapest suburb in the 6230 postcode, attracting significant first-home buyer activity.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Perth metro median
Price comparison
📋 Income Ratio
5.8x annual household income
Median price ÷ median income
💳 Gross Yield
6.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Withers is exceptionally affordable compared to Perth, though local incomes are lower. It is one of the few places where a dual-income family can comfortably service a mortgage on a single median wage.
🔥 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%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families, essential workers, and individuals supported by social housing programs.
💼 Investor Outlook
Extremely strong for cash flow. Low vacancy rates ensure consistent income, but high management intensity is required due to potential tenant volatility.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+12.5%
1-Year Growth
+45%
3-Year Growth
+63%
5-Year Growth
📍 Growth Drivers
- Withers Urban Renewal Strategy (Stage 2 and 3 completions).
- Spillover demand from the more expensive South Bunbury.
- Bunbury Outer Ring Road (BORR) improving regional connectivity.
- Increasing owner-occupier percentage as social housing is sold off.
- General migration to regional WA hubs.
⛔ Headwinds
- Persistent negative perception of safety.
- Interest rate sensitivity of the lower-income buyer demographic.
- Potential for oversupply if social housing redevelopment is not managed well.
🔮 5-Year Outlook
Moderate to High growth expected. As the 'stigma' fades through gentrification and new builds, the gap between Withers and South Bunbury is expected to narrow significantly.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
3
Safety Score
Below Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
25% above regional WA crime average
Relative comparison
Risk Categories
Property Damage: High
Theft: High
Assault: Medium
📋 What to Check Locally
Check the specific street's proximity to known high-density social housing clusters. Security systems and perimeter fencing are highly recommended.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are socio-economic. While physical risks are low, market volatility in lower-priced suburbs can be higher during economic downturns.
🌊 Flood Risk
Low risk; mostly elevated or sandy coastal soils.
🔥 Bushfire Risk
Moderate risk for properties backing onto the Maidens Reserve or coastal dunes.
🏦 Insurance Impact
Standard premiums apply, though some insurers may have higher excesses for theft in this postcode.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20/R30 (Medium Density)
🔲 Overlays
Withers Precinct Plan
🏗️ Development Hotspots
Areas adjacent to the newly redeveloped Des Ugle Park.
The City of Bunbury is actively encouraging higher density and better design outcomes to break up the old 'radburn' style layouts.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Bus routes 826 and 827 connect to Bunbury CBD, but frequency is limited outside peak hours.
🛍️ Amenity & Retail
High. Proximity to Parks Centre shopping mall and South West Sports Centre.
🌲 Parks & Recreation
Exceptional. Access to Hay Park and the Maidens Reserve provides vast green space.
🏫 Schools
Withers Primary and Newton Moore SHS are the local catchments; results are below state averages.
🏥 Healthcare
Close to Bunbury Regional Hospital and St John of God Bunbury (approx. 5-7 mins drive).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, working-class community with a high proportion of single-parent families and social housing tenants.
💵 Median Income
$58,500 pa
🏠 Ownership
38% owner-occupied, 58% renting
🎂 Age Profile
Median age 35
🎓 Education
Lower than average tertiary attainment; high vocational training participation.
📊 Age Distribution
The high rental percentage drives the strong yield but also contributes to the suburb's transient feel in certain pockets.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Withers Urban Renewal Strategy is the defining project for the suburb's future.
📈 Positive Impacts
- Demolition of dilapidated social housing blocks.
- Creation of new road connections to improve safety and visibility.
- Upgrades to local parks and community facilities.
- Incentives for private investment and home ownership.
📉 Negative Impacts
- Ongoing construction noise and disruption.
- Temporary displacement of long-term residents during redevelopment.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍South Bunbury
Position
North
Price
30% more expensive
Lifestyle
More established, prestigious, and lower crime.
Best for
Families with higher budgets.
📍Usher
Position
South
Price
10% more expensive
Lifestyle
Quieter, more owner-occupiers, further from shops.
Best for
Retirees and quiet families.
📍College Grove
Position
East
Price
25% more expensive
Lifestyle
Modern homes, near university and hospital.
Best for
Healthcare professionals.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Medina
WA
5/10
Historically social housing, undergoing gentrification, very affordable.
Warrawong
NSW
4/10
Regional coastal-adjacent with similar socio-economic challenges.
Corio
VIC
5/10
Entry-level regional price point with high rental demand.
Elizabeth
SA
4/10
Strong government-led renewal and very high yields.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents appreciate the affordability and the 'hidden gem' nature of the nearby beach, but remain frustrated by anti-social behavior in specific streets.
★★★★☆
Affordability
I could never have afforded a house this close to the beach anywhere else. The neighbors on my street are actually lovely.
Value
Community
★★☆☆☆
Safety
The suburb has potential, but the hooning and petty theft in the back streets haven't improved much in a decade.
Crime
Stagnation
★★★★★
Rental Yield
The numbers just work here. High yield and I've never had a vacancy for more than a week.
Yield
Demand
★★★☆☆
Parks
Hay Park is amazing for the kids, but I don't feel comfortable walking there after sunset.
Amenities
Safety
★★★☆☆
Gentrification
Seeing the old houses being knocked down for new ones is good, but it's taking a long time.
Change
★★★★☆
Location
I work in Bunbury CBD and it's a quick drive. Plus, the beach is right there for my morning run.
Convenience
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the western side of the suburb, closer to the beach and Usher border.
- Look for 'battle-axe' blocks or cul-de-sacs which tend to have less through-traffic and better safety.
- Check the City of Bunbury's 'Withers Urban Renewal' map to see if your street is slated for infrastructure upgrades.
- Don't be afraid of 1970s builds; they are often structurally sound and easy to renovate.
- Factor in the cost of high-quality security screens and CCTV into your purchase price.
❓ Questions to Ask the Agent
- What percentage of houses in this specific street are currently social housing?
- Has this property ever been used as a Department of Communities rental?
- Are there any planned road closures or openings as part of the Withers Urban Renewal Strategy nearby?
- What is the current zoning, and are there any height restrictions for future builds?
- Can you provide a history of police call-outs to this immediate block in the last 12 months?
- Is the property located within a bushfire prone area according to the DFES map?
🏷️ Seller Strategy
- Focus marketing on the 'coastal lifestyle' and proximity to Hay Park rather than just the price.
- Ensure the front garden is immaculate to combat the suburb's 'neglected' stereotype.
- Highlight any recent renovations, especially kitchens and bathrooms, to appeal to first-home buyers.
- Be realistic about the 'Withers stigma' and price competitively to ensure a fast sale.
- Provide a clear rental appraisal to attract the high volume of investors active in this area.
📣 Positioning Tips
Position the property as a 'strategic coastal entry point' or a 'high-yield asset with renewal tailwinds.' Use professional photography to differentiate from the many poorly-presented listings in the area.
💼 Investment Case
Withers offers some of the highest gross yields in regional WA, often exceeding 6.5%.
⚠️ Investment Risks
Higher risk of tenant default, property damage, and slower capital growth if renewal projects stall.
📈 Action Plan
- Engage a property manager with specific experience in high-density social housing areas.
- Target 3-bedroom houses on large blocks with R30 zoning.
- Conduct thorough background checks on all tenants.
- Maintain a higher-than-usual maintenance fund for property repairs.
🔑 Renter Tips
- Drive through the street at night before signing a lease to check for noise levels.
- Look for properties with secure fencing and off-street parking.
- Negotiate on rent if the property lacks basic security features.
🏘️ What Renters Love Here
Very affordable rent for a location so close to the ocean and major sporting facilities.
⚠️ Renter Watch-Outs
Some streets can be noisy with anti-social behavior; choose your pocket carefully.
🏢 Landlord Strategy
- Install durable, low-maintenance flooring like vinyl planks.
- Ensure all security hardware meets or exceeds the WA rental minimum standards.
- Review rents every 6 months given the current high-growth environment in Bunbury.
📋 Compliance & Management
Strict adherence to the Residential Tenancies Act is vital, especially regarding security and smoke alarm compliance.
🤝 Agent Insights
- The market is currently split between yield-hungry eastern states investors and local first-home buyers.
- Properties priced under $500k are seeing multiple offers within the first week.
🎯 Marketing Angles
The 'Coastal Renewal' story is the most effective way to sell Withers in 2026.
👤 Target Buyer Profile
Young couples looking for their first home and borderless investors seeking cash flow.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify social housing density via the Department of Communities or local council maps.
✓
Check the WA Police Crime Map for the specific street and surrounding blocks.
✓
Review the Withers Urban Renewal Strategy document on the City of Bunbury website.
✓
Conduct a structural and pest inspection (essential for 1970s builds).
✓
Confirm zoning and any potential for subdivision under R20/R30 codes.
✓
Check for any easements or underground services that might limit development.
✓
Assess the condition of perimeter fencing and security features.
✓
Verify proximity to the nearest bus stop and frequency of service.
✓
Check the school catchment boundaries for Withers Primary vs South Bunbury Primary.
✓
Evaluate the impact of the Bunbury Outer Ring Road on local traffic patterns.
✓
Review the 'Maidens Reserve' management plan if buying on the western edge.
📚 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 2026-03-13. It is intended for informational purposes only and does not constitute financial or investment advice. Property markets are subject to change, and buyers should conduct their own independent due diligence.
