Currambine, Perth Transit-Connected Northern Hub

Units = better investment right now. Here’s why: Units delivering 26-33% growth vs houses 12-16%. Units yield 6% vs houses 4.7%. Units selling in 12 days (1-beds in 6 days!) with 40.5:1 buyer ratio. Market expects units to outperform houses next 12-24 months due to structural undersupply. HOUSES better for: Families wanting land, long-term owner-occupiers, estate-building. UNITS better for: Investors prioritizing yield+growth, first buyers ($545k vs $950k entry), downsizers, transit-oriented lifestyle. Current market heavily favors units.

SUPPLY CRISIS: Only 4 units available with 162 buyers competing (40.5:1 ratio). Stock down 33% year-over-year. DEMAND DRIVERS: Train station proximity, downsizers, investors seeking yield+growth, affordability ($545k vs $950k houses). RENTAL STRENGTH: Rent rising 19.58% annually for units vs 15% houses. MARKET MOMENTUM: Units catching up after years of underperformance—explosive correction happening now. This won’t last forever (12-24 month window), but currently units are the standout play. Rate cuts would accelerate further. Historical precedent: Similar unit booms seen near Stirling, Cockburn, Mandurah stations.

HOUSES ($950k): 5% = $47.5k (FHB schemes), 10% = $95k (realistic), 20% = $190k (no LMI). UNITS ($545k): 5% = $27.25k (FHB schemes), 10% = $54.5k (realistic), 20% = $109k (no LMI). Most Currambine buyers have 10-20% deposits. With strong income, 5-10% possible via First Home Guarantee or Family Guarantee. Add $5-10k for costs (stamp duty, legals, inspections). Unit entry significantly easier ($54.5k vs $95k at 10%). We can secure approval with 5% if you have strong income ($100k+ individuals, $150k+ couples) and clean credit. Pre-approval in 24-48 hours with complete documentation.

Depends on proximity. NEAR STATION (<400m): Audible train noise, but modern trains quieter than old systems. Most buyers adjust within weeks. BENEFITS outweigh: Property value premium 5-10%, walkability, convenience. MID-DISTANCE (400-800m): Minimal noise impact, still walkable to station. Sweet spot for many buyers. FAR FROM STATION (>800m): No noise issues, but need to drive/bus to station—loses some transit-oriented benefits. MITIGATION: Double-glazed windows (standard in newer builds), strategic room placement (bedrooms away from tracks). Inspect at different times—peak (6-9am, 4-7pm) vs off-peak. Most residents report noise is non-issue after adjustment period. Station proximity INCREASES property values despite noise—buyers value convenience highly.

BLUNT ANSWER: Kinross has better schools. CURRAMBINE PRIMARY: Mixed NAPLAN (reading above average, writing below). Better Education percentile 32-36% (lower half). Adequate but not elite. KINROSS COLLEGE: ICSEA 1030, ATAR 75.5, single K-12 campus. Significantly stronger. REALITY: Most Currambine buyers DON’T prioritize school catchments—they buy for train access, property growth, lifestyle. School-focused families typically choose Kinross over Currambine. ALTERNATIVES: Francis Jordan Catholic ($2,800/year), Mindarie Senior College (ATAR 68.9-73.5), or private options (Peter Moyes, Quinns Baptist) within 10-15 min. If schools are your #1 priority → buy Kinross. If transit + growth + lifestyle matter more → buy Currambine.

HOUSES: Expect moderation from 12-16% to 7-10% as market normalizes. Still solid, but explosive phase ending. UNITS: Current 26-33% unsustainable long-term, but 12-24 month window remains strong due to supply crisis. Expect 15-20% next year, then normalize to 10-12%. STRUCTURAL DRIVERS: (1) Train station = permanent value driver, (2) Limited supply (established suburb), (3) 77% ownership (stable base), (4) CBD connectivity demand growing, (5) Transit-oriented development Perth priority. RISKS: Rate increases (moderate impact), oversupply (low risk—supply constrained), economic downturn (would affect all suburbs). CONSERVATIVE FORECAST: Houses 6-8% annually long-term, Units 10-15% next 2 years then 8-10% ongoing. Both outperform Perth metro averages due to train access.

PRICE: Joondalup $883k vs Currambine $950k ($67k difference). GROWTH: Currambine outperforming Joondalup by 2-4% annually. HOUSING STOCK: Joondalup older/more varied, Currambine newer/more uniform. AMENITY: Joondalup Centro major shopping, Currambine more residential feel. BOTH have train stations. CHOOSE JOONDALUP if: Budget-conscious ($67k matters), want major shopping hub, prefer established suburb character, older housing okay. CHOOSE CURRAMBINE if: Want newer builds, prioritize capital growth over entry price, prefer modern master-planned feel, willing to pay premium for quality. INVESTMENT VERDICT: Currambine’s growth trajectory justifies $67k premium. Over 5 years, Currambine’s extra 3% annual growth = $142k additional equity vs $67k higher entry. Math favors Currambine for growth investors.

EXTREMELY competitive, especially units. HOUSES: 13-day median DOM. Multiple offers common. Selling at or above asking. Need pre-approval ready—don’t wait for second inspections. UNITS: 12-day median, 1-BEDS SELLING IN 6 DAYS! 40.5:1 buyer-to-listing ratio (162 buyers chasing 4 units). Bidding wars standard. Some selling same day listed. STRATEGY: (1) Pre-approval BEFORE inspecting, (2) Offer immediately if you like it, (3) Be prepared to bid above asking on desirable properties, (4) Have solicitor ready for quick contracts, (5) Don’t lowball—market has no patience for negotiations. Recent example: 2-bed unit listed $520k, sold $548k after 4 days with 7 offers. You MUST be ready to move fast or you’ll lose to prepared buyers.

HOUSES: Likely negative geared. $950k at 6.5% = ~$61.75k interest + $8k costs = $69.75k annual. Rent $800/week = $41.6k income. Shortfall: $28k/year. Tax deduction @ 37% = ~$10k benefit. Net cost: $18k/year. UNITS: Possibly neutral or positive. $545k at 6.5% = ~$35.4k interest + $5k costs = $40.4k annual. Rent $600/week = $31.2k income. Shortfall: $9.2k/year. Tax deduction @ 37% = ~$3.4k benefit. Net cost: $5.8k/year (manageable). STRATEGY: Units better for cashflow-conscious investors. Houses require holding power. Both negative gearing scenarios offset by capital growth (12-33% annually = $61k-$180k equity gain). Question isn’t “can I negative gear?” but rather “can I hold while capital growth accumulates?” Answer = yes if you have stable income $100k+ individual/$150k+ couples.

HOUSES ($950k): Mortgage ~$5,850/month (6.5%, 30yr P&I), Rates ~$2,300/year council + $1,100 water, Insurance ~$1,800/year, Maintenance ~$4,000/year avg. Total: ~$79,000/year. Need income $140k+ household. UNITS ($545k): Mortgage ~$3,360/month (6.5%, 30yr P&I), Rates ~$1,500/year council + $800 water, Strata ~$1,200-$2,000/year (varies by complex), Insurance ~$800/year, Maintenance ~$500/year (strata covers most). Total: ~$47,000/year. Need income $85k+ household. INVESTORS ADD: Property management 8% of rent = Houses $3,328/year, Units $2,496/year. REPAIRS BUFFER: Budget extra $2k-5k annually for unexpected costs. Currambine units significantly cheaper to hold than houses—another reason units attractive to investors.