Balga, Perth High-Yield Northern Gentrification Hub
Affordable, fast-moving northern suburb ~13km to Perth CBD. Houses $640,000 (24.27% YoY), units $602,000 (24.77% YoY), aggressive 13–17 day market velocity, yields up to 5.81%, and bus-centric CBD access (~31 mins). Development upside via favourable R-Codes.
24%+ growth | 13–17 day DOM | Pre-approval in 24hrs
Why Balga Outperforms Now
Balga is transitioning from affordable rental heartland to a prized investor/developer hub. The ingredients: sharp entry prices, high rental yields, dense zoning, and an acute rental shortage pushing rents to ~$650/wk. Result: 24%+ annual growth and ultra-fast 13–17 day sales.
Targeting Balga for yield or a developable block? Get pre-approved first—stock absorbs fast.
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Houses vs Units in Balga
Both fast-moving; units offer top cash flow
Houses
Older homes on developable lots; strong equity + subdiv/development pathways.
Performance Metrics
- Growth: +24.27% YoY
- Yield: ~5.49% gross
- Rent: ~$650/week
- DOM: ~17 days
- Sales: ~330/year
Best For
Developers & families: Land banking, subdivision, long-term equity build
Units / Villas
Lower maintenance + top cash flow; investor favourite in this corridor.
Performance Metrics
- Growth: +24.77% YoY
- Yield: ~5.81% gross
- Rent: ~$650/week
- DOM: ~13 days
- Sales: ~127/year
Best For
Cash-flow investors: Maximise yield and occupancy in a near-zero-vacancy market
Market Insight: Estimated ~45 buyers per active house listing (1,885 vs 42). Stock uptick is absorbed immediately—finance-ready wins.
Balga Property Metrics
Current verified statistics you need to know
House Median: $640k
Entry price with development upside.
- Annual growth: +24.27% YoY
- Quarterly: +2.40%
- Rent: ~$650/week
- ~330 sales/year
Unit Median: $602k
Cash-flow leader in the cluster.
- Yield: ~5.81%
- Rent: ~$650/week
- ~127 sales/year
- DOM: ~13 days
Days on Market
Ultra-fast absorption.
- Houses: ~17 days
- Units: ~13 days
- ~45 buyers per listing (est.)
- Stock spikes get absorbed
Rental Yields
Income-driven thesis.
- Houses: ~5.49%
- Units: ~5.81%
- Rents up ~15% YoY
- Vacancy ≈ near-zero
Connectivity
Bus-centric model + roads.
- ~31 min to CBD (bus/road)
- Links: Wanneroo Rd, Reid Hwy
- Near Malaga/Osborne Park
- No train station (by design)
Market Outlook
12–24 months still strong.
- Forecast ~10–15% p.a.
- Dense zoning supports land
- Jobs hubs nearby
- $47.9m TAFE uplift
Who Lives in Balga?
Understanding the demographics and lifestyle
Owner-Occupancy: 48.6%
Large renter base fuels yields and low vacancy; investor-friendly profile.
- Reliable tenant demand
- Strong cash-flow dynamics
- Developer interest growing
$1,299/Week Household Income
Affordable entry point for workers; yields help offset holding costs.
- ~30% below Perth avg
- Value-led demand
- Investor resilience
Median Age: 32 Years
Younger working population; practical amenity beats prestige.
- VET/trades pathways strong
- Family formation suburbs nearby
- Rental churn supports yield
1.6 Vehicles Per Dwelling
Car + bus model; quick access to Malaga, Osborne Park, and CBD.
- Mirrabooka Bus Port nearby
- ~31 min bus to CBD
- Wanneroo Rd / Reid Hwy links
Balga’s Connectivity & Amenity
Functional, affordable access to jobs and the CBD
Bus-Centric Network
Feeder routes to Mirrabooka Bus Port; frequent services on key corridors.
Transit Benefits
- ~31 mins to Perth CBD
- Works for car-led households
- Quick to Malaga/Osborne Park
- No train station by design
Value Play: Transit that suits local workers without paying rail-adjacent premiums.
Distance & Access
~13 km north of the Perth CBD; strong arterial links.
Travel Options
- Fast road access off-peak
- Peak varies by corridor
- Wanneroo Rd, Reid Hwy
- Frequent local routes
Commuter Choice: Car + bus combo is common; affordability outweighs station adjacency.
Shopping & Dining
Everyday convenience hubs within minutes.
Major Shopping
- Mirrabooka Square & Bus Port
- Stirling Central / Westminster
- Warwick Grove nearby
- Local neighbourhood centres
Lifestyle: Functional amenity, low cost—ideal for renters and investors.
Recreation & Community
Parks, Balga Aquatic Centre, and a $47.9m TAFE uplift.
Key Features
- ~7.3% area as parks
- Balga Aquatic Centre
- TAFE campus upgrade
- Strong community focus
Everyday Value: Practical amenity vs. tourism bells and whistles.
Schools in Balga
Vocational and trades pathways are a core strength here
Balga Senior High School
Girrawheen Senior High School
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Balcatta Senior High School (Programs)
School Catchment Reality Check
CRITICAL: Confirm exact zoning with the WA Education Department—catchments shift and can materially affect value and buyer demand.
Balga vs Nearby Suburbs
How Balga stacks up in the northern affordability cluster
Balga: $640k
Yield + development potential
- Yields to ~5.81%
- Dense zoning / DAs rising
- Fast DOM: 13–17 days
- Older stock profile
- Bus, not rail
Westminster: $675k
More OO, slightly faster house DOM
- Perceived refinement
- 12-day DOM (houses)
- ~5.5% price premium
- Similar yield profile
Mirrabooka: $710k
Centrality + retail hub
- Bus Port + regional centre
- Amenity concentration
- Highest entry price
- Less large-lot dev stock
Koondoola: $640k
Quieter, similar price
- Equivalent affordability
- Strong recent growth
- Lower liquidity
- Smaller unit market
The Verdict: Choose Balga to maximise yield and development options at a sharp entry price. Consider Westminster for a touch more owner-occupier polish, Mirrabooka for centrality, Koondoola for similar affordability with a quieter feel.
Can You Afford Balga?
Calculate repayments for houses ($640,000) or units/villas ($602,000)
Who Should Buy in Balga?
Yield, development, and value-led entry define the play
Buy-and-Develop Investors
Older homes on subdivisible blocks + strong yields cover holding costs while approvals run.
First-Home Buyers
One of the last affordable house entries within ~15km of the CBD—own land, not just an apartment.
Pure Yield Investors
Units/villas deliver ~5.81% gross with near-zero vacancy—consistent income with capital upside.
Balga Buyer FAQs
Questions every Balga buyer asks
House or unit in Balga?
Depends on your goal. For cash flow, units (~5.81% yield, 13-day DOM) are compelling. For equity + dev potential, houses on larger lots are ideal.
Why is growth so strong (24%+)?
Acute rental shortage, sharp entry prices, dense zoning, and investor demand create a feedback loop that pushes both rents and values higher.
No train—deal breaker?
Not for Balga’s buyer base. The bus + car model suits local workers and keeps entry prices/yields attractive.
What deposit do I need?
HOUSE ($640k): 20% = $128,000. UNIT ($602k): 20% = $120,400. Add WA stamp duty (calculator below estimates). Lower deposits may trigger LMI.
Is the growth sustainable?
After hyper-growth, expect moderation to ~10–15% p.a. Structural drivers (zoning, proximity to jobs, rental scarcity) still support upside.
How competitive is it right now?
Very. Roughly 45 buyers per house listing; DOM 13–17 days. You’ll need full pre-approval and sharp terms (e.g., 14-day settlement) to win.
Get Pre-Approved Before Listings Are Gone
With DOM at 13–17 days and 24%+ annual growth, speed matters. We specialise in Balga, Westminster, Koondoola & Mirrabooka—and can pre-approve you fast.
400+ northern corridor loans | Development savvy | Pre-approval in 24hrs
Speak to a Balga Specialist
We know Balga’s yield, zoning and development nuances. Fill out this form and we’ll contact you within 24 hours to discuss your purchase and get you pre-approved fast.
Office
123 St Georges Terrace
Perth WA 6000
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Helpful Tools & Guides
Everything you need for a successful Balga purchase