Baldivis, WA High-Volume Growth & Unit Undersupply
Major metropolitan growth corridor in the City of Rockingham, around 46km south of the Perth CBD. Baldivis blends steady family-home capital growth with a sharply accelerating unit segment: houses around $729k with ~8.8% annual growth, and units around $555k with exceptional ~23.3% annual growth driven by severe undersupply—backed by strong rental demand from a young, high-income family demographic.
Southern corridor connectivity | Young family demand | House stability + unit acceleration in one postcode
Why Baldivis Performs
Baldivis is a high-velocity growth corridor market: continuous land development drives high turnover, while demand from young, high-income families sustains strong pricing and a tight rental environment. Houses (especially 3–4 bedroom stock) deliver predictable capital growth (~8.8% p.a.), while the unit market is the standout accelerator—up ~23.3% p.a. for the period ending October 2025—reflecting severe undersupply and intense competition for scarce high-density listings.
That combination creates a “two-speed” profile: the house segment functions as the stable family capital-growth anchor, and the unit segment behaves like a supply shock trade—fast DOM, strong rent growth, and rapid repricing. Baldivis also carries a key transactional nuance: the median house price (~$729k) sits just above the WA transfer duty threshold at $725,001+, which can influence offer strategy and pricing psychology around the median band.
Want southern-corridor growth with a unit supply squeeze tailwind? Baldivis is one of Perth’s most finance-sensitive, fast-moving markets—if you’re ready.
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Houses vs Units in Baldivis
House = stable family growth; Units = undersupply-driven acceleration
Houses
Family-oriented 3–4 bedroom homes in a primary southern growth corridor. Baldivis houses deliver reliable capital appreciation, backed by a youthful population and strong household incomes.
Performance Metrics
- 12-month growth: +8.8%
- Yield: ~4.4% – 4.95% gross
- Rent: ~$630–$650/week median
- DOM: ~18 days
- Sales: ~1,037/year
Best For
Owner-occupiers: Young families wanting modern housing, parks, schools and major sporting infrastructure in a high-growth community.
Investors: Capital growth with solid yields, supported by a tight rental market (~2.4% vacancy) and consistent demand for 3–4 bed stock.
Units / Apartments
Baldivis’ high-acceleration segment. Scarce unit stock has driven outsized growth and strong rent rises, making units the standout total-return play when supply is constrained.
Performance Metrics
- 12-month growth: +23.3%
- Yield: ~4.8% – 5.0% gross
- Rent: ~$480–$550/week median
- DOM: ~12 days
- Deep demand: 3-bed units median ~$586,500 (+19.7%) despite very low sales volume
Best For
Investors: Aggressive growth + improving income profile (11.62% rent growth in the last year).
Entry buyers: A modern, lower-price on-ramp under the median house—while staying in the same fast-moving corridor market.
Market Insight: Baldivis is a high-turnover growth corridor, but the unit segment is the “pressure valve”: only 27 unit sales in the 12 months to Aug 2025 drove extreme competition and outsized repricing. For houses, a key nuance is the $725,001+ WA transfer duty bracket—close enough to the median (~$729k) to influence negotiating bands.
Baldivis Property Metrics
Current verified statistics you need to know
House Median: ~$729k
Family housing anchor in the City of Rockingham growth corridor.
- Annual growth: +8.8%
- Key segments: 3-bed ~$650k (+8.3%), 4-bed ~$750k (+7.1%)
- Rent: ~$630–$650/week
- Sales: ~1,037/year
Units: ~$555k Median
Severe undersupply driving rapid repricing.
- Annual growth: +23.3%
- Yield: ~4.8% – 5.0%
- Rent: ~$480–$550/week
- Sales: ~27/year (low-volume volatility)
Days on Market
Buyer urgency remains high across both segments.
- Houses: ~18 days
- Units: ~12 days
- Fast turnover typical of a major growth corridor
- Little time for negotiation—finance readiness critical
Rental Yields
Balanced yields, with units delivering the strongest total return.
- Houses: ~4.4% – 4.95% yield
- Units: ~4.8% – 5.0% yield
- Rent growth: houses ~3.2%–6.77%; units ~11.62%
- Tight market: ~2.4% vacancy (vs ~2.2% metro in Oct 2025)
Supply & Rates
Ongoing land release, plus clear holding-cost signals.
- Growth pipeline: continued rezoning and development planned
- City of Rockingham rates +3.5% (25/26)
- Typical waste & ESL charges apply
- Water Corporation charges separate
Stamp Duty Snapshot
Important for budgeting realistically.
- House @ $729k ≈ $28,659 duty
- Unit @ $555k ≈ $20,685 duty
- WA general rates used (non-concessional)
- $725,001+ bracket triggers top marginal rate
Who Lives in Baldivis?
Young families, strong incomes, and major community infrastructure investment
Population: 37,697 (2021 ABS)
Baldivis is a large, fast-growing community within the City of Rockingham. The scale of the population supports ongoing services, retail, and sporting infrastructure—key for long-term liveability and demand.
- Strong depth of owner-occupier demand in core family segments
- High absorption of listings despite heavy turnover
- Supports a broad rental market with low vacancy risk
- Underpins ongoing investment in facilities and amenities
High Household Income Base
Baldivis households report a median weekly income around $2,096, supporting strong serviceability and demand for modern 3–4 bedroom housing. Median monthly mortgage repayments are around $1,900, reflecting the suburb’s position as a growth-corridor market with rising prices.
- Supports sustained demand in the $650k–$750k family-home band
- Helps absorb new supply while keeping rentals tight
- Reinforces short DOM outcomes (18 days houses; 12 days units)
- Reduces distress risk vs lower-income fringe markets
Median Age: ~31 Years
With a median age around 31 and an average household size of 2.9, Baldivis is strongly skewed toward young families and early-career households—directly driving demand for 3–4 bedroom houses and family-functional modern dwellings.
- Consistent demand for family-sized layouts
- Strong pull toward schools, parks and sports facilities
- Supports a deep rental pool for larger homes
- Fuels ongoing amenity investment and community development
Freeway Access + Multimodal Commuting
Baldivis is anchored by direct Kwinana Freeway access. Public transport typically involves feeder buses to Warnbro Station (Mandurah Line), with a combined journey to the CBD/Elizabeth Quay around ~57 minutes. Park & Ride at Warnbro also attracts a small weekday cost ($2 per 24 hours).
- Freeway entry/exit: Safety Bay Road and Mundijong Road
- Rail access via Warnbro Station (Mandurah Line)
- Non-peak CBD drive time estimate: ~38 minutes
- Peak congestion on the southern corridor is a key planning factor
Baldivis’s Southern Corridor Advantage
Freeway connectivity, rail via Warnbro, and a growing self-sufficient community hub
Kwinana Freeway Connectivity
Direct freeway access is a core lifestyle and property demand driver for Baldivis, supporting both commuter flows and regional connectivity across the southern metropolitan corridor.
Transit Benefits
- Non-peak CBD drive time estimate: ~38 minutes
- Multiple interchanges: Safety Bay Road and Mundijong Road
- Supports access to employment hubs across the metro
- Peak congestion remains a key corridor constraint
Investor Note: Baldivis’ commuter appeal is closely linked to ongoing freeway upgrade planning on the southern corridor—transport infrastructure is a material long-term value driver.
Warnbro Station Access
Baldivis does not have a dedicated station, but feeder buses connect residents to Warnbro Station on the Mandurah Line for CBD commuting.
Rail Highlights
- Rail via Warnbro Station (Mandurah Line)
- Typical multimodal journey to Elizabeth Quay: ~57 minutes
- Feeder bus + train transfer required
- Park & Ride weekday fee: $2 per 24 hours
Commuter Choice: Many residents split between driving and train commuting depending on peak flows, parking, and time sensitivity.
Stockland Baldivis & Local Amenity
Baldivis is increasingly self-sufficient, anchored by Stockland Baldivis Shopping Centre and a growing mix of local services and community retail.
Key Amenities
- Stockland Baldivis Shopping Centre as the main retail hub
- Everyday convenience retail and café access
- Local commercial services expanding with population
- Quick access to Rockingham and surrounding coastal hubs
Lifestyle: Baldivis offers family-friendly living with expanding services—quiet, modern estates paired with strong community infrastructure investment.
Sports & Recreation Infrastructure
Major investment in sports facilities supports the suburb’s young family profile and long-term liveability, including the Baldivis Indoor Sports Complex and expanded outdoor courts.
Key Features
- Baldivis Indoor Sports Complex (four indoor courts + café)
- New outdoor basketball/netball courts (planned)
- New outdoor tennis courts (planned)
- Family-friendly parks, green space and active clubs
Owner-Occupier Appeal: Community infrastructure is a key retention driver—supporting long-term demand for family housing.
Schools in Baldivis
Expanding school network, with pathway indicators to universities
Baldivis Secondary College
Expanding Primary School Network
Curtin StepUp & UWA Broadway UWA
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.
Baldivis vs Nearby Markets
How Baldivis benchmarks against key southern corridor alternatives
Baldivis: ~$729k / Units ~$555k
High-volume corridor growth + unit undersupply
- Houses: +8.8% annual growth
- Units: +23.3% growth, ~5.0% yield
- Fast DOM: 18 / 12 days
- Median sits above $725,001 duty threshold
- Long-term oversupply risk must be monitored (ongoing land release)
Wellard: ~$690k / Units ~$476.5k
More affordable, higher unit yield profile
- Lower house entry price vs Baldivis
- House growth: +6.3% (below Baldivis)
- Units yield: ~6.6% (above Baldivis)
- Lower momentum on capital growth vs Baldivis
- Less of the “unit undersupply shock” seen in Baldivis
Rockingham: ~$752.5k / Units ~$480k
Established coastal hub with higher recent house momentum
- House growth: +15.5% (above Baldivis)
- Slightly higher house median vs Baldivis
- Cheaper units vs Baldivis in this comparison
- Baldivis units are pricier due to supply constraint
- Different lifestyle drivers (coastal premium vs new-estate build profile)
Perth Metro Benchmark
Context for vacancy and market tightness
- Metro vacancy rate: ~2.2% (Oct 2025)
- Baldivis vacancy: ~2.4% (still tight)
- Baldivis unit rent growth: ~11.62% (strong)
- Southern corridor congestion can impact commuter appeal
- Continuous land release means long-term supply must be watched
The Verdict: Baldivis is a high-velocity southern corridor play: steady house growth with robust yields, plus a rare unit undersupply dynamic driving outsized growth and rent acceleration. Wellard is the yield standout on units, while Rockingham has shown higher recent house growth intensity—Baldivis sits in the middle as the modern-housing, infrastructure-backed corridor market.
Can You Afford Baldivis?
Calculate repayments for houses (~$729k) or fast-growing units (~$555,000)
Who Should Buy in Baldivis?
Growth-corridor housing demand + undersupplied units = strong total-return potential
Capital Growth House Buyers
If you want predictable growth in a high-demand family suburb, Baldivis houses deliver: ~8.8% annual growth, fast turnover, and strong fundamentals supported by a median age of 31 and large household size (2.9).
Undersupply Unit Investors
Units are the acceleration engine: ~23.3% annual growth on very low sales volume (27 units), ~12 days DOM, and stronger rent growth (~11.62%) with yields around ~4.8–5.0%.
Owner-Occupiers & Upgraders
Families looking for space, new builds, parks and sports infrastructure get strong lifestyle value here—supported by expanding amenity like the Baldivis Indoor Sports Complex and new outdoor courts.
Developers & Corridor Strategists
Ongoing rezoning and land-release planning supports continued development. The key is balancing long-term supply risk with present-day absorption (fast DOM + low vacancy) and aligning projects with transport upgrades on the Kwinana Freeway corridor.
Baldivis Buyer FAQs
Key questions serious Baldivis buyers should be asking
Should I buy a house or unit in Baldivis?
It depends on your goal. Houses (around $729k) are for buyers chasing stable family-market demand and solid yields (around 4.4–4.95%). Units (~$555k) are for buyers who want the strongest total-return setup right now: sharp undersupply, ~23.3% growth and stronger rental growth. If you’re stretching budget on a large house, a modern unit can be a smarter entry or investment strategy.
Why are Baldivis units growing so fast?
It’s a supply shock. Only 27 unit sales were recorded in the year to August 2025, yet demand remains strong, rents rose ~11.62%, and units sell quickly (~12 day DOM). Scarcity + urgency = aggressive repricing. Just note: low volume can make growth percentages more volatile.
Is Baldivis vulnerable to oversupply because there’s always new land?
Long-term, it’s a risk that must be monitored. Baldivis is deliberately planned as an expansion zone with ongoing land releases and rezoning, which can cap growth if supply outpaces population growth. Right now, demand is absorbing stock quickly (fast DOM, low vacancy), but smart investors watch the supply pipeline over time.
What yields can I actually expect in Baldivis?
For houses, gross yields are typically around 4.4–4.95% with rents around ~$630–$650/week. For units, yields are around 4.8–5.0% with rents roughly ~$480–$550/week. Units also delivered stronger rent growth (~11.62%) in the last year.
How much stamp duty will I pay on a Baldivis property?
On a median house around $729,000, WA general rates imply stamp duty of roughly $28,659 (plus settlement and other costs). On a unit around $555,000, duty is closer to ~$20,685. We can model your full cost position—including duty, LMI (if applicable) and fees—before you start making offers.
What’s the biggest commuting consideration in Baldivis?
Baldivis relies heavily on the Kwinana Freeway for driving commutes, and peak congestion (particularly northbound) can be significant. Public transport typically requires feeder buses to Warnbro Station before taking the Mandurah Line to the CBD, with an overall journey around ~57 minutes.
What environmental or local risks should I consider?
Key due diligence points include localised flood risk in parts of North-East Baldivis (where modelling and floodplain management planning has been undertaken), and road noise for properties backing onto the Kwinana Freeway in some newer areas. Always assess micro-location during inspections and reports.
Have specific questions about buying or investing in Baldivis?
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Helpful Tools & Guides
Everything you need for a successful Baldivis purchase
Repayment Calculator
Run numbers on both Baldivis houses (~$729k) and units (~$555k).
Use CalculatorTransperth Services
Plan feeder-bus connections to Warnbro Station and rail commutes.
View TimetablesSouthern Corridor Guide
Baldivis vs Wellard vs Rockingham—growth and yield comparisons.
Download Guide