Lesmurdie, Perth Hills Premium Lifestyle & Scarcity-Led Growth
Established Perth Hills suburb in the City of Kalamunda, defined by large land, an aspirational semi-rural lifestyle, and an exceptionally stable owner-occupier base (96.5%). Lesmurdie houses currently sit around $1.021m–$1.120m and have delivered outstanding 12-month growth of 19.42%–28.4%. This is a scarcity-driven, resilience-first market—built for capital preservation and long-term appreciation, not short-term cashflow.
Top-20% income profile | 96.5% owner-occupiers | Scarcity-led capital growth
Why Lesmurdie Holds Value
Lesmurdie is a scarcity market. Its core value proposition is not density or “entry-level” affordability—it’s land, lifestyle, and demographic stability. The suburb is overwhelmingly owner-occupied (96.5%) and supported by a high-income resident base (top-20% of Perth suburbs for median household income). That combination creates a resilient floor under pricing and limits the kind of investor churn that drives volatility elsewhere.
The result is an asset class that behaves more like a long-term capital preservation and appreciation vehicle. Houses in Lesmurdie have recently delivered exceptional 12-month growth (19.42%–28.4%), with fast market absorption (16–29 day DOM) even at $1m+ price points. The trade-offs are real: high statutory transaction costs (notably stamp duty at this price range), a commuter profile that is more variable than inner-ring suburbs, and environmental compliance considerations because the broader Hills area is designated as bushfire-prone.
Want a premium Hills lifestyle with scarcity-driven growth? Lesmurdie rewards buyers who are finance-ready and realistic about costs.
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Lower-Range vs Premium Homes in Lesmurdie
Lesmurdie is detached-housing dominated—think “land + lifestyle” rather than apartments
Family Homes (Lower Range)
The “entry” end of Lesmurdie’s premium market: established family homes on meaningful land parcels with the Perth Hills lifestyle and strong owner-occupier competition.
Performance Metrics
- 12-month growth: +19.42% (range to +28.4%)
- Yield: ~3.6% gross
- Rent: ~$695/week median
- DOM: ~16–29 days
- Sales: ~107–121/year
Best For
Owner-occupiers: Families wanting long tenure, safety, and the Hills lifestyle.
Investors: Long-hold land banking where lifestyle scarcity is the core value driver.
Premium Lifestyle Homes
The “scarcity end” of the market: higher-spec homes and better land attributes that attract affluent, committed buyers. Ideal for buyers prioritising lifestyle assets and capital preservation.
Performance Metrics
- 12-month growth: up to +28.4%
- Yield: ~3.6% gross (compressed by growth)
- Rent: ~$710/week median
- DOM: ~16–29 days
- Buyer pool: high-income, long-term owner-occupiers
Best For
Owner-occupiers: Aspirational Hills living with long-term stability.
Investors: Lower leverage, long-hold capital growth strategy (not cashflow).
Market Insight: Lesmurdie’s pricing is anchored by scarcity: large lots, lifestyle amenity, and an exceptionally high owner-occupier rate (96.5%). When properties list, committed high-income buyers compete quickly—hence strong growth and fast DOM even above $1m.
Lesmurdie Property Metrics
Current verified statistics you need to know
House Median: ~$1.021m–$1.120m
Premium Perth Hills detached homes in the City of Kalamunda.
- Annual growth: +19.42% to +28.4%
- Market thesis: scarcity-led capital appreciation
- Rent: ~$695–$710/week median
- Sales: ~107–121/year
Units/Townhouses: Limited
Detached homes dominate—unit/townhouse data is largely unavailable.
- Unit segment: NA / minimal stock
- Strategy fit: lifestyle land, not density products
- Entry alternatives: typically still detached housing
- Insulated from metro “unit boom” trends
Days on Market
Fast turnover for a premium, low-volume market.
- Houses: ~16–29 days
- Units: N/A
- Strong buyer competition when listings appear
- Finance readiness still matters in low-supply markets
Rental Yields
Strong rents, but yield compression due to rapid appreciation.
- Houses: ~3.6% gross yield
- Units: N/A
- Rents: ~$695–$710/week typical
- Best viewed as “service the hold”, not a cashflow engine
Supply & Rates
Low turnover plus higher fixed holding costs to factor in.
- 96.5% owner-occupied (rental market ~3.5%)
- City of Kalamunda GRV rate in the dollar (2025/26): $0.070124
- Minimum General GRV rate: $1,240 (2025/26)
- Water/Sewer/Drainage charges add meaningfully on large lots
Stamp Duty Snapshot
High upfront acquisition costs at $1m+ price points.
- House @ $1.075m ≈ $46,478 duty
- House @ $1.021m ≈ $43,697 duty
- House @ $1.120m ≈ $48,796 duty
- Duty is on top of deposit & costs
Who Lives in Lesmurdie?
Affluent long-term homeowners, established families, and Hills lifestyle buyers
96.5% Home Ownership
Lesmurdie is one of the most owner-occupied suburbs in Greater Perth—96.5% of homes are owner-occupied. That tenure profile signals deep community stability, low investor churn, and strong “hold” behaviour over multiple cycles.
- Very low rental share (~3.5%)
- Reduced volatility vs investor-heavy suburbs
- Strong community continuity and engagement
- Supports sustained capital growth through scarcity
Top-20% Household Income Profile
Median weekly household income sits around ~$2,080–$2,083, placing Lesmurdie in the Top 20% of Perth suburbs. This affluence increases market resilience and supports premium price points even through rate cycles.
- Strong serviceability for $1m+ loans
- Lower distress risk vs higher-leverage markets
- Supports uplift in local retail and professional services
- Strong buyer depth when limited listings appear
Median Age: ~44 Years
Lesmurdie’s median age is around 44—an established, family-and-long-tenure profile. Households average about 2.8 people, reflecting a stable, lifestyle-oriented community rather than transient churn.
- Long-term residency patterns
- Family-focused environment (avg. ~1.9 children in families with kids)
- High demand for quality amenity and services
- Supports premium, stable housing demand
Hills Commute & Bus Network
Lesmurdie offers a Hills lifestyle trade-off: larger land and semi-rural feel in exchange for more variable commute times. Key access routes include Canning Road and Kalamunda Road (State Route 41), with Transperth bus services linking to local hubs.
- Distance to Perth CBD: ~22–27km
- Commute range: ~51 mins off-peak to ~1hr 19 mins peak
- Key bus routes: 275, 283, 279, 307
- Links to Kalamunda Bus Station and broader metro connections
Lesmurdie’s Hills Lifestyle Trade-Off
Larger land and lifestyle amenity, balanced against commute variability
Key Road Connectivity
Core connectivity is via Canning Road and Kalamunda Road (State Route 41), linking Lesmurdie to the lower Hills, Perth Airport access routes, and the wider metro area.
Connectivity Highlights
- ~22–27km to Perth CBD
- Off-peak ~51 mins; peak can extend to ~1hr 19 mins
- Route 41 corridor supports broader access
- Suits flexible work patterns and lifestyle-driven buyers
Reality: The Hills lifestyle is a deliberate trade: time cost for land, privacy, and amenity.
Transperth Bus Services
Public transport is delivered via a focused bus network connecting to local hubs such as Kalamunda Bus Station and surrounding areas.
Bus Network Notes
- Key routes: 275, 283, 279, 307
- Connects to Kalamunda precinct and broader services
- Local stops support walk-up access in residential clusters
- Enables multi-mode commuting strategies
Commuter Choice: Many residents use a hybrid approach—local bus links combined with driving where needed.
Lesmurdie Village Shopping Centre
Local hub offering everyday convenience: grocery, pharmacy, cafes and takeaway. The centre is in a transition phase with active recruitment of premium tenants to better match the suburb’s affluent demographic.
Amenity Notes
- Essential local shops and services
- Cafes, casual dining and convenience retail
- Active push to recruit a GP and premium restaurant offering
- Amenity upgrades can support marginal value uplift
Local Opportunity: Affluent residents + service gaps = strong latent demand for upgraded commercial amenity.
Parks & Hills Lifestyle
Lesmurdie’s appeal is fundamentally lifestyle-driven: greenery, space, and a semi-rural feel while remaining within Greater Perth.
Why Residents Stay
- Large lots, landscaping and privacy
- Hills recreation and outdoor living
- Long-term tenure and community stability
- Strong safety profile supports premium pricing
Owner-Occupier Appeal: Lifestyle characteristics are “sticky”—a key reason owner-occupancy is so high.
Schools in Lesmurdie
Stable schooling options; lifestyle and land remain the primary price drivers
Lesmurdie Primary School
Balanced Student Pathways
Lesmurdie Senior High School
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.
Lesmurdie vs Nearby Markets
How Lesmurdie sits within the premium Kalamunda Hills corridor
Lesmurdie: ~$1.021m–$1.120m
Scarcity-led Hills lifestyle market
- 19.42–28.4% house growth
- 96.5% owner-occupied stability
- Strong safety profile supports premium pricing
- Stamp duty materially higher at $1m+ values
- Bushfire compliance and insurance considerations
Gooseberry Hill: ~$1.3435m
Higher median, similar Hills demand
- 28.0% growth (premium Hills segment)
- Strong lifestyle scarcity signals
- Higher entry price than Lesmurdie
- Likely even higher acquisition and holding costs
- Similar environmental risk considerations
Kalamunda: ~$1.0775m
Premium LGA peer with strong demand
- 23.9% growth (regional strength)
- Similar Hills lifestyle and demographics
- Competitive prices across the corridor
- Still a $1m+ duty and cost environment
- Limited “cheap entry” options in the Hills
Greater Perth (Benchmark): ~10% (2025)
Forecast growth benchmark, not a lifestyle equivalent
- Useful baseline for “market vs suburb” comparison
- Highlights Lesmurdie’s outperformance
- Not directly comparable on land/lifestyle scarcity
- Different buyer pool and product mix
- Less insulated from investor cycle dynamics
The Verdict: Lesmurdie sits in a structurally strong premium Hills corridor. It offers a slightly lower median than the highest-priced peers while still delivering exceptional growth—powered by scarcer lifestyle land and one of Perth’s strongest owner-occupier profiles.
Can You Afford Lesmurdie?
Calculate repayments across the Lesmurdie house price range (~$1.021m–$1.120m)
Who Should Buy in Lesmurdie?
Premium Hills living with scarcity-led capital growth—best suited to long-term strategies
Aspirational Lifestyle Owner-Occupiers
If your priority is lifestyle—land, privacy, greenery, and long-term community stability—Lesmurdie is a standout. The 96.5% owner-occupier profile signals that people buy here to stay.
Long-Hold Capital Growth Investors
Lesmurdie is best viewed as a long-term capital growth vehicle. Growth has been exceptional (19.42%–28.4%), but yields are compressed (~3.6%), so the play is appreciation and capital preservation—not cashflow.
Resilience & Safety Buyers
Lesmurdie has a very favourable safety profile and low social volatility. Combined with high incomes and deep owner-occupier stability, it is well-suited to buyers prioritising resilience over speculative upside.
Risk-Aware Renovators & Builders
The Hills bushfire-prone designation means projects should be approached with clear eyes: BAL assessments, building code compliance, and potential insurance complexity. Buyers who prioritise existing mitigation or do thorough feasibility work will be best placed.
Lesmurdie Buyer FAQs
Key questions serious Perth Hills buyers should be asking
Is Lesmurdie a good investment suburb?
Yes—if your strategy is long-term capital growth and capital preservation. Lesmurdie has delivered exceptional 12-month growth (19.42%–28.4%) and has an extremely stable demographic profile (96.5% owner-occupied). It’s not designed for fast in-and-out investing or immediate cashflow.
Why are yields only ~3.6% if rents are ~$695–$710 per week?
Yield is compressed by price. With medians around $1.021m–$1.120m after strong capital growth, even good rents translate to moderate gross yields. Lesmurdie is typically about lifestyle land and long-hold appreciation.
How competitive is the Lesmurdie market right now?
Competitive for a premium market. Houses are clearing in roughly 16–29 days with relatively modest annual sales volume (~107–121 sales), which points to limited supply and committed buyers.
How much stamp duty will I pay on a typical Lesmurdie purchase?
At the typical median sold price around $1.075m, WA transfer duty is roughly $46,478 (plus settlement and other costs). It’s a major upfront cost and must be included in your budgeting before you make offers.
What environmental risks should I consider in Lesmurdie?
Lesmurdie sits within a bushfire-prone area, which can trigger additional compliance requirements for new builds or significant renovations (e.g., BAL assessments). Insurance and construction specifications should be checked early in your process.
Are there units or apartments in Lesmurdie?
Lesmurdie is overwhelmingly detached-housing dominated and data for units/townhouses is largely unavailable (NA). Most buyers and investors should assume the market is primarily houses on larger blocks.
What ongoing costs should I budget for on a Hills property?
Budget for higher fixed costs (council rates, water service charges, sewerage/drainage) and potentially higher water usage on large lots due to landscaping. Holding costs matter here because yields are moderate.
Is the commute to Perth CBD manageable?
It’s variable. Lesmurdie is roughly 22–27km from the CBD, with commute times reported from around 51 minutes off-peak to about 1 hour 19 minutes in peak conditions. Many residents accept this in exchange for land and lifestyle.
Have specific questions about buying or investing in Lesmurdie?
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Lesmurdie is a low-volume, owner-occupier market—when quality lifestyle properties list, they move fast. We’ll help you budget correctly for stamp duty, holding costs, and the Hills-specific considerations.
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Helpful Tools & Guides
Everything you need for a successful Lesmurdie purchase
Repayment Calculator
Run numbers across the Lesmurdie house price range (~$1.021m–$1.120m).
Use CalculatorPerth Hills Buyer Guide
Lesmurdie vs Kalamunda vs Gooseberry Hill—how to think about price, land, and lifestyle.
Download GuideCurrent Lesmurdie Listings
See what’s currently for sale in Lesmurdie—houses and lifestyle properties.
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