Wellard, Perth Rail-Connected Growth & Yield Hub
Fast-moving southern corridor suburb ~30km from the Perth CBD in the City of Kwinana. Wellard’s core value driver is its award-winning Transit-Oriented Development (TOD) “The Village at Wellard” built around heavy rail access on the Mandurah Line. Houses have reached a median around $756k with 13.2–23.85% annual growth, while scarce units around ~$450k–$473.5k are delivering 22.99–38.46% growth and yields up to 6.06% in an exceptionally tight rental market.
35-min rail commute | Award-winning TOD village | Strong yields + rapid buyer absorption
Why Wellard Outperforms
Wellard is one of Perth’s clearest examples of a transport-led market. Its master-planned design centres on “The Village at Wellard” — an award-winning Transit-Oriented Development where parks, walkability and rail access shape daily life. With a predictable ~35-minute train commute to the CBD on the Mandurah Line, the suburb earns a durable “rail reliability premium” as an economic hedge against worsening Kwinana Freeway peak congestion.
The market is operating under extreme undersupply. Houses are transacting rapidly (as low as ~15 days on market), and the negative average vendor discount (-3.4%) confirms many properties are selling above the initial listing price. The unit sector is structurally under-provided: yields up to 6.06% with only 16 unit sales over 12 months signals deep unmet demand for investment-grade medium-density stock within walking distance of the station.
Want rail-linked demand, strong yields, and rapid buyer absorption? Wellard is one of Perth’s best transit-oriented markets—if you’re finance ready.
Calculate My Wellard Budget
Houses vs Units in Wellard
Houses = liquid family market; Units = yield + undersupplied medium-density opportunity
Houses
The dominant dwelling type in Wellard’s master-planned community, built for young families and stable owner-occupiers. Strong liquidity (high sales volume) plus a defensive demand base anchored by rail access and local amenities.
Performance Metrics
- 12-month growth: +13.2% to +23.85%
- Yield: ~4.9% – 5.12% gross
- Rent: ~$640–$650/week median
- DOM: ~15 days (low estimate)
- Sales: ~415/year
Best For
Owner-occupiers: Young families wanting parks, schools, and a reliable rail commute to the CBD.
Investors: Strong cashflow for houses in a high-turnover market with transit-driven demand.
Units / Apartments
The market’s under-supplied product. Exceptional yields (up to 6.06%) and rapid price growth reflect a clear shortage of investment-grade medium-density stock—especially within walking distance of Wellard Station.
Performance Metrics
- 12-month growth: +22.99% to +38.46%
- Yield: ~5.14% – 6.06% gross
- Rent: ~$445–$550/week median
- DOM: ~21 days
- Scarcity signal: only ~16 sales/year
Best For
Investors: Higher-yield strategy with structurally validated demand inside the TOD zone.
Entry buyers: Lower buy-in while retaining rail access, parks, and village amenity.
Market Insight: Wellard’s unit market is effectively a supply shortage. Yields up to 6.06% alongside minimal transactions highlights a profound under-provision of medium-density housing. This is exactly why the Wellard Village centre is being targeted for apartment infill projects near the station.
Wellard Property Metrics
Current verified statistics you need to know
House Median: ~$756k
Master-planned family market anchored by rail access and strong owner-occupier stability.
- Annual growth: +13.2% to +23.85%
- Two-year growth (listing median): +47.83%
- Rent: ~$640–$650/week median
- Sales: ~415/year
Units: ~$450k–$473.5k
High-yield segment with structural undersupply.
- Annual growth: +22.99% to +38.46%
- Yield: 5.14% – 6.06%
- Rent: ~$445–$550/week
- Sales: ~16/year
Days on Market
Fast absorption under undersupply conditions.
- Houses: ~15 days (low estimate)
- Units: ~21 days
- Negative vendor discount: -3.4% (above asking on average)
- Little time for negotiation—finance readiness critical
Rental Yields
Strong investment viability with tight rental conditions.
- Houses: ~4.9% – 5.12% yield
- Units: ~5.14% – 6.06% yield
- Rent growth: houses +6.9% (3-bed), units +5.8% (12 months)
- Demand supported by rail access + family demographics
Supply & Structure
Detached-heavy suburb with a clear mandate for TOD densification.
- 72.8% owner-occupied (2021)
- City of Kwinana rates + waste + ESL apply
- Housing mix: 95.2% houses, 2.5% medium density, 2.3% high density
- Water Corporation charges separate
Stamp Duty Snapshot
Important for budgeting realistically.
- House @ $756k ≈ $30,596 duty
- Unit @ $473.5k ≈ $16,692 duty
- WA general rates used (non-concessional)
- Duty is on top of deposit & costs
Who Lives in Wellard?
Young families, high owner-occupier stability, and strong household incomes
72.8% Home Ownership
Wellard is dominated by committed owner-occupiers—72.8% of dwellings were owner-occupied (2021). That high stability profile is typical of successful master-planned communities and supports strong price resilience through market cycles.
- Strong community continuity and long-term tenure
- Reduced volatility vs transient rental-heavy pockets
- Supports tight supply and fast transaction times
- Reinforces demand within the TOD village core
Strong Household Income Base
The median weekly household income in Wellard is $2,068. This supports mortgage serviceability and insulates demand, particularly for family households who prioritise stability and local schooling.
- Higher capacity to service repayments during rate changes
- Supports sustained demand for quality rentals near rail
- Anchors long-term capital stability vs lower-income corridors
- Dominant employment base includes trades supported by nearby training hubs
Median Age: 31 Years
Wellard is a young, family-centric suburb with a median age of 31 (well below WA’s broader median). The strong 0–4 cohort and family-forming households create consistent demand for parks, childcare, schools, and family-sized housing.
- High demand for family housing and community infrastructure
- Strong need for childcare + sport/community facilities
- Supports low vacancy and sustained rent growth
- High car ownership: ~1.9 vehicles per dwelling
Transit-Oriented, Rail-First
Wellard Train Station on the Mandurah Line is the suburb’s primary asset, delivering a predictable ~35-minute trip to Perth CBD. The station includes lifts/escalators, a concourse kiosk, a bus interchange, and 297 commuter car bays—supporting seamless daily commuting.
- ~35-minute rail commute to Perth CBD
- Bus interchange with four bus stands for local links
- 297 car bays for commuters
- Rail reliability premium vs peak Kwinana Freeway congestion
Wellard’s Rail Reliability Advantage
Predictable Mandurah Line access, with the village core designed around walkability and parks
Wellard Station Bus Interchange
The station includes a bus interchange with multiple stands, enabling local connections across the City of Kwinana corridor while keeping the train as the primary commuting backbone.
Transit Benefits
- Seamless access to the Mandurah Line network
- Integrated local bus services from the station
- Supports CBD and corridor employment access
- Reduces dependence on peak freeway conditions
Investor Note: Transit-oriented catchments consistently outperform in liquidity and rentability—Wellard’s data supports that pattern strongly.
Mandurah Line Rail Access
Wellard Station is an accessible Mandurah Line station with lifts, escalators and a concourse kiosk, delivering a predictable rail commute that underpins the suburb’s demand profile.
Rail Highlights
- Reliable ~35-minute trip to Perth CBD
- Stable journey time vs variable peak driving
- Station concourse + commuter facilities
- “Rail reliability premium” supports TOD values
Commuter Choice: Rail-first commuting is the suburb’s core hedge against congestion, making walkable station proximity a key buyer filter.
Wellard Square & Regional Retail
The suburb’s daily convenience is supported by Wellard Square (including Woolworths and casual dining), with bigger centres nearby at Kwinana Marketplace and Stockland Baldivis.
Key Amenities
- Wellard Square everyday essentials
- Local cafés and fast casual options
- Access to larger retail hubs nearby
- Perth Airport approx. 38km away
Lifestyle: The TOD village model blends convenience, parks, and walkability—supporting long-term family retention and demand stability.
Parks & Community Facilities
Wellard is designed for families, with extensive parks and playgrounds supporting the young demographic and high owner-occupier stability.
Key Features
- Wellard Adventure Park and family playgrounds
- Bulrush Park, The Village Park and local open spaces
- Walkable village pathways and green corridors
- Djilba Pavilion (McWhirter Oval) opening targeted for the 2026 winter season
Owner-Occupier Appeal: Ongoing infrastructure investment (sport, childcare, parks) reinforces liveability and reduces churn.
Schools in Wellard
Local public primary strength plus a premium P–12 private anchor supports long-term demand
Wellard Primary School
Peter Carnley Anglican Community School (P–12)
Gilmore College
School Catchment Reality Check
CRITICAL: Always verify exact, current catchment boundaries with the WA Education Department before you rely on school zoning as a core part of your purchase strategy.
Wellard vs Nearby Suburbs
How Wellard stacks up against key neighbours in the southern corridor
Wellard: ~$690k–$756k
Transit-oriented master-planned suburb with rail reliability premium
- 13.2–23.85% house growth
- Units 22.99–38.46% growth & up to 6.06% yield
- Mandurah Line station + award-winning TOD village
- Rapid market: ~15-day DOM (low estimate) demands readiness
- Crime benchmarking in the LGA requires extra due diligence
Baldivis: ~$715k
Large southern growth market with strong demand depth
- 13.49% house growth
- Rent: ~$650/week
- Yield: ~4.75%
- Less clear rail-led premium than Wellard’s TOD core
- Larger sprawl reduces walkable station-style demand focus
Bertram: ~$690k–$697.5k
Adjacent suburb with weaker growth and slower transaction velocity
- Rent: ~$650/week
- Yield: ~4.6%
- Growth: ~6.8% – 7.5% (lower than Wellard)
- DOM: ~43 – 60 (slower than Wellard)
- Less transit-oriented market structure
Kwinana Town Centre: ~$600k
More affordable entry point with corridor access
- 13.2% house growth
- Rent: ~$600/week
- Yield: ~5.0% (est.)
- Lacks Wellard’s village-led TOD identity
- Less evidence of rail catchment premium concentration
The Verdict: Wellard’s structural advantage is transit orientation. It matches or exceeds corridor growth peers while adding a reliable rail commute that reduces exposure to congestion. Combined with high owner-occupier stability and extreme medium-density undersupply, it is one of the more defensible demand pockets in Perth’s southern growth belt.
Can You Afford Wellard?
Calculate repayments for houses (~$756,000) or high-yield units (~$473,500)
Who Should Buy in Wellard?
Transit orientation, strong yields, and family-driven demand stability
Rail-Driven Growth Buyers
Wellard’s “rail reliability premium” is the core thesis. If you want demand that’s structurally supported by a predictable CBD commute, prioritise stock within or near the transit-oriented village catchment.
Yield & Cashflow Investors
Units in Wellard are a scarcity trade. With yields up to 6.06% and only ~16 sales over 12 months, the data confirms under-supply. Medium-density product near the station is the highest-conviction rental play.
Owner-Occupiers & Young Families
With a median age of 31 and high home ownership (72.8%), Wellard is a classic family hub: parks, schools, and community infrastructure investment that supports long-term tenure and stable neighbourhood demand.
Infill & TOD Strategists
The strategic mandate is medium-density infill inside the walkable rail zone. Planned apartments and village centre projects are directly responding to a proven shortage of units/townhouse-style dwellings.
Wellard Buyer FAQs
Key questions serious Wellard buyers should be asking
Should I buy a house or unit in Wellard?
It depends on your goal. Houses (around ~$690k–$756k) suit family buyers and investors wanting a liquid market with strong owner-occupier stability. Units (~$450k–$473.5k) suit buyers prioritising yield (up to 6.06%) and station-adjacent demand, but supply is limited—so competition can be intense.
Why is Wellard’s market so competitive right now?
The data points to extreme undersupply: houses can clear in ~15 days (low estimate) and the average vendor discount is -3.4%, meaning properties are often selling above the original list price. Transit orientation, young-family demand, and tight rental conditions amplify buyer urgency.
Is Wellard overvalued after such strong growth?
Strong growth doesn’t automatically mean “bubble”. Wellard’s pricing is anchored by a structural commuter advantage (reliable rail), a master-planned family profile (high owner-occupancy), and an undersupplied unit market with exceptional yields. The key is micro-location—being close to the station/village core tends to hold the strongest demand premium.
What yields can I actually expect in Wellard?
For houses, yields typically land around 4.9–5.12% gross at current prices and rents (median rent ~$640–$650/week). For units, 5.14–6.06% is achievable depending on size and proximity to the station.
How much stamp duty will I pay on a typical Wellard purchase?
On a house around $756k, WA general rates imply stamp duty of roughly $30,596 (plus settlement and other costs). On a unit around $473.5k, duty is closer to ~$16,692. We can model your full cost position—including duty, LMI (if applicable) and fees—before you start making offers.
What’s the biggest long-term driver for Wellard values?
The biggest driver is the rail reliability premium: a stable ~35-minute commute to the CBD on the Mandurah Line versus highly variable peak driving times on the Kwinana Freeway. Properties within walking distance of the station typically capture the strongest demand concentration.
What risks should I consider (crime, bushfire, strata)?
Due diligence should factor in local LGA crime benchmarking (including theft and offences against the person), and property-specific checks against the Map of Bushfire Prone Areas. If buying a unit, review strata budgets carefully—especially “Management Fee Plus” structures that can materially lift annual ownership costs.
Have specific questions about buying or investing in Wellard?
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Wellard properties can move in weeks or even days—especially well-priced stock near the TOD village and train station. We specialise in Perth metro finance and can help you structure lending for growth, yield, and speed.
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Helpful Tools & Guides
Everything you need for a successful Wellard purchase
Repayment Calculator
Run numbers on both Wellard houses (~$756k) and units (~$473.5k).
Use CalculatorTransperth Services
View Mandurah Line services and Wellard station commuter information.
View Timetables