Bedfordale, Perth Hills Premium Semi-Rural Lifestyle
High-income, low-density acreage suburb in the Perth Hills with median house values around $1,245,000, 95.5% owner-occupation, and exceptional lifestyle amenity (Armadale Settlers Common, Wungong Regional Park). Semi-rural privacy with drive-to-rail commuting via Armadale (≈39 mins to CBD) or faster links via Thornlie/Cockburn.
95.5% owner-occupied | Acreage prestige | Pre-approval in 24hrs
Why Bedfordale Holds Its Premium
Bedfordale isn’t a speculative fringe suburb—it’s the Perth Hills’ premium acreage market: large blocks, high-income residents ($2,722/wk), extremely high owner-occupation (95.5%), and a lifestyle wrapped around bushland reserves. Growth here is driven by lifestyle and affluence, not yield.
Want to secure Bedfordale acreage before the next Hills price lift? Let’s get you pre-approved.
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Houses vs Units in Bedfordale
Acreage houses dominate; rental/units are statistically tiny
Hills Acreage Homes
Premium, large-lot, semi-rural homes with strong owner-occupier demand and low churn.
Performance Metrics
- Growth: +5.65% to +11.7% YoY
- Yield: ~3.3% (lifestyle market)
- Rent: often N/A or bespoke
- DOM: ~52 days (11 days for A-grade stock)
- Sales: ~50–56 per year
Best For
Owner-occupiers: Acreage, privacy, Perth Hills lifestyle
Capital investors: Wealth-preservation in an affluent suburb
Units / Ancillary Stock
Data often shows a median around $300,000 and a high-looking yield (~7.32%), but this is off tiny, unreliable samples.
Performance Metrics
- Growth: N/A (too few sales)
- Yield: 7.32% (indicative, not bankable)
- Rent: small, niche tenant base
- DOM: depends on product/setting
- Rented dwellings: ~3.2%
Best For
Specialist investors: Only with local knowledge
Owner-occupiers: Downsizers wanting Hills lifestyle on a smaller budget
Market Insight: Bedfordale is a lifestyle-first, owner-occupier market. Stock is low, due diligence is higher (bushfire overlays, acreage services), so finance-ready buyers have the advantage.
Bedfordale Property Metrics
Current verified statistics you need to know
House Median: $1.245m
Premium Perth Hills acreage segment.
- Annual growth: 5.65–11.7%
- Sales: 50–56 per year
- Value anchor for 6112 Hills
- Above adjacent Roleystone ($1.0m)
Units: Niche Market
Not a core product type.
- Indicative median: $300,000
- Indicative yield: 7.32% (tiny sample)
- Only 3.2% dwellings rented
- Not for data-driven yield strategies
Days on Market
Specialised acreage transactions.
- Typical: ~52 days
- A-grade, well-priced: ~11 days
- 1,347 interested buyers recorded
- Longer due diligence (bushfire, services)
Rental Yields
Lifestyle, not yield.
- Houses: ~3.3%
- Rental data often N/A
- Tiny renter pool
- Capital appreciation is the play
Supply Profile
Entrenched, long-term residents.
- 95.5% owned (outright or mortgaged)
- Low churn = low listings
- Prices defended by resident wealth
- Low exposure to investor sell-offs
Market Outlook
Perth Hills forecast 5–10% in 2025.
- Bedfordale likely at upper band
- High incomes buffer rates
- Semi-rural amenity is non-replicable
- Rate cuts in 2025 = more borrowing power
Who Lives in Bedfordale?
High-income, low-renter, acreage-focused households
95.5% Home Ownership
One of the most entrenched owner-occupier suburbs in Perth Hills—almost no investor churn.
- Long-term acreage households
- Lifestyle-led purchases
- Very low rental supply (3.2%)
- Values dictated by residents, not investors
$2,722/Week Household Income
Nearly 50% above the WA average—this suburb can comfortably service $1m+ acreage loans.
- 72.8% spend ≤ 30% of income on housing
- Strong buffer vs rate rises
- Ideal for equity-upgraders
- High serviceability cohort
Median Age: 42 Years
Established families, professionals, and tree-change buyers.
- Mature, stable community
- Low population turnover
- Family buyers attracted by KSHS uplift
- Suits high-net-worth downsizers
≈3 Vehicles Per Dwelling
Car-first acreage living—drive to services, then hop on faster rail.
- Drive to Armadale Station (~39 mins to CBD)
- Or drive to Thornlie/Cockburn (19–25 mins to CBD)
- Car-reliant by design
- Lifestyle chosen over walk-to-amenity
Bedfordale’s Hills & Commute Advantage
Secluded acreage without losing CBD access
Armadale Line Access
Residents typically drive to Armadale Station for direct CBD services.
Transit Benefits
- ≈39 mins Armadale → Perth CBD
- Buses every 7.5–30 mins (time-of-day)
- Works with multi-vehicle households
- Good access to local Armadale services
Hills Premium: You get the trees, views and space without giving up city access.
Drive-to-Rail Strategy
Affluent households often drive to Thornlie or Cockburn for a faster CBD rail run.
Travel Options
- Drive to Thornlie/Cockburn
- 19–25 mins to CBD from those hubs
- Flexible for professionals
- Balanced against acreage privacy
Commuter Choice: Pick your station for speed—your home stays in the Hills.
Armadale Services Nearby
Acreage suburb with easy access to major shopping, healthcare and civic facilities in Armadale.
Major Shopping
- Armadale Shopping City
- Local Hills hospitality (Last Drop Elizabethan)
- Dining in Roleystone (Seven Sins)
- Community at Bedfordale Hall
Lifestyle: Semi-rural living + fast supply runs.
Recreation & Environment
383ha Armadale Settlers Common + Wungong Regional Park right on your doorstep.
Key Features
- Extensive walk trails & lookouts
- 318 plant species recorded
- Sealed, accessible paths in parts
- Bushfire overlays → due diligence
Hills Identity: You’re buying land + lifestyle + nature stewardship.
Schools for Bedfordale Families
Local intake to Kelmscott SHS with improved ATAR performance
Nearby Public Primaries
Roleystone Community College
Kelmscott Senior High School
School Catchment Reality Check
CRITICAL: Because Bedfordale pulls from surrounding schools, always confirm exact intake with the WA Education Department before relying on a school as part of your purchase decision.
Bedfordale vs Nearby Hills/Suburbs
How Bedfordale sits in the southern Perth Hills corridor
Bedfordale: $1.245m
Premium acreage, high incomes
- 95.5% owner-occupied
- $2,722/wk income
- KSHS uplift to ATAR 81.3
- Longer DOM (~52 days)
- Bushfire due diligence needed
Roleystone: $1,000,000
Hills acreage, faster recent growth
- 17.5% 12-month growth
- Similar lifestyle feel
- Below Bedfordale in premium hierarchy
- Less price insulation
Forrestdale: $817,500
Semi-rural, value growth
- 16.54% annual growth
- Closer to urban edge
- Not as exclusive as Bedfordale
- Lower price ceiling
Armadale: $575,000
Service hub, much cheaper
- Affordable base
- Amenity for Bedfordale residents
- Not comparable lifestyle/acreage
- Lower-income profile
The Verdict: Choose Bedfordale if you want the top-acreage expression of 6112 with high incomes and school uplift. Choose Roleystone/Forrestdale to chase slightly faster % growth at a lower entry point.
Can You Afford Bedfordale?
Calculate repayments for premium acreage homes (~$1,245,000) or rare unit/ancillary (~$300,000)
Who Should Buy in Bedfordale?
Affluent acreage, capital preservation, and upgraded public schooling
Capital Preservation Buyers
High owner-occupier ratio (95.5%) and high incomes protect values. Ideal for buyers wanting to park capital in a stable, lifestyle-first suburb.
Perth Professionals Seeking Space
Drive-to-rail + big blocks = work in the city, live in the Hills. Income profile supports $1.2m+ purchases.
Families Watching School Performance
Kelmscott SHS’s median ATAR jump to 81.3 in 2024 makes staying local far more attractive for high-income Hills families.
Informed Investors
Not a yield play. Buy for long-term, low-volatility, prestige acreage. If you want faster % growth, target Roleystone/Forrestdale instead.
Bedfordale Buyer FAQs
Questions every Bedfordale acreage buyer asks
Is Bedfordale an investment or lifestyle suburb?
It’s a lifestyle-first, capital-preservation suburb. With 95.5% owner-occupation and very few rentals, values are sustained by high-income residents, not investors chasing cash flow.
Why is the DOM 52 days if demand is strong?
Acreage transactions take longer—buyers do bushfire checks, service checks, and finance on higher price points. The 11-day results are the best-presented, best-priced properties; 52 days is realistic for the broader market.
Do I need a bigger deposit for Bedfordale?
At ~$1.245m, a 20% deposit is ~$249,000. That’s normal for affluent Hills buyers. We can model 10% + LMI, but acreage and bushfire factors mean clean finance is a big advantage.
What about bushfire risk?
Many properties will have overlays or require management. Factor in insurance, maintenance, and sometimes building requirements. Get finance + insurance advice early.
Is Bedfordale peaking?
Perth Hills is forecast 5–10% in 2025. Bedfordale’s wealth profile, school uplift, and scarcity suggest it can hold toward the higher end of that range.
How does Bedfordale compare to Roleystone or Forrestdale for growth?
Roleystone/Forrestdale have recently shown higher % growth (16–17%) because they’re catching up from a lower base. Bedfordale is the premium anchor—slightly lower % some years, but higher prestige and incomes.
Can I rent out in Bedfordale?
You can, but it’s not a rental suburb—only ~3.2% of dwellings are rented and yields sit around 3.3%. Buy for lifestyle or long-term growth.
What ongoing costs should I expect?
Typical of $1m+ semi-rural properties: higher insurance (especially bushfire), normal WA stamp duty (on $1.245m this is substantial), and acreage upkeep. High household incomes in Bedfordale make this manageable.
Get Pre-Approved Before Premium Acreage is Gone
Stock is limited and due diligence can take longer on Hills properties. We specialise in Perth Hills and can pre-approve you fast so you can move on the right acreage home.
400+ northern & Hills corridor loans | Acreage specialists | Pre-approval in 24hrs
Speak to a Bedfordale Specialist
We know the Bedfordale and Perth Hills market—acreage, bushfire overlays, drive-to-rail commuting, and high-income buyers. Fill out this form and we’ll contact you within 24 hours to discuss your Bedfordale 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 Bedfordale acreage purchase
Repayment Calculator
Model repayments for $1.245m acreage homes or smaller ancillary dwellings.
Use CalculatorBushfire & BAL Info
Understand building, insurance and management implications for Bedfordale.
View GuideCurrent Bedfordale Listings
See what’s currently for sale in Bedfordale—acreage and semi-rural homes.
View Listings