Como, Perth River Precinct Growth & Transit Hub
Highly desirable inner-ring river suburb just minutes from the Perth CBD. Como combines rapid access to the city, Canning Bridge station and freeway links with strong schools and an affluent, professional demographic. Houses around $1.6m have delivered up to 23.1% annual growth, while units around $740k provide 12–18.2% capital growth with gross yields around 4.7–4.9% and ultra-low days on market.
Inner-ring river location | Professional demographic | Transit-led house & unit growth in one postcode
Why Como Outperforms
Como is one of Perth’s most interesting inner-ring “two-speed” markets. Detached family houses around the $1.6m mark have posted annual growth between 16.31% and 23.1%, backed by strong schools, high-income residents and a river precinct lifestyle. At the same time, the unit market has delivered 12–18.2% growth with gross yields of roughly 4.7–4.92%, driven by demand for transit-oriented living near Canning Bridge station.
Recent quarterly data shows mild price consolidation (around -1.19% for houses and -0.07% for units), but properties still clear in 13 and 12 days respectively. That points to valuation stabilisation after a strong growth cycle rather than a shift in fundamentals. Long-term annual growth of ~10.85% for houses and ~10.97% for units underlines Como’s role as a resilient, high-demand inner-south market where both owner-occupiers and investors compete hard for limited stock.
Want inner-ring river lifestyle plus serious growth and yield drivers? Como is a prime inner-south “two-speed” market—especially if you’re positioned near Canning Bridge and finance-ready.
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Houses vs Units in Como
Houses = family capital anchor; Units = yield & transit-led growth engine
Houses
Premium inner-south family homes offering river proximity, strong schools and excellent freeway and rail access. Ideal for buyers seeking long-term capital growth, lifestyle and demographic resilience in the City of South Perth.
Performance Metrics
- 12-month growth: +16.31% to +23.1%
- Yield: ~3.44% – 3.5% gross
- Rent: ~$800–$875/week median (4-bed ~ $1,000/week)
- DOM: ~13 days
- Sales: ~179/year
Best For
Owner-occupiers: Professional families targeting Como Primary and Como Secondary College catchments with easy CBD access.
Investors: Capital growth and low volatility, with potential to reposition or upscale housing stock in line with broader inner-south river pricing.
Units / Apartments
The suburb’s primary investment workhorse. Units offer more affordable entry to the river precinct with strong yields and growth, especially around the Canning Bridge Activity Centre where density is actively encouraged by planning policy.
Performance Metrics
- 12-month growth: +12.0% to +18.20%
- Yield: ~4.7% – 4.92% gross
- Rent: ~$635–$660/week median
- DOM: ~12 days
- Strong demand from CBD and inner-south professionals
Best For
Investors: Transit-oriented, high-yield, high-growth strategy near Canning Bridge station and the Kwinana Freeway corridor.
Entry buyers: Professionals wanting an 8-minute train ride to the CBD and river lifestyle without $2m+ house pricing.
Market Insight: Como functions as a value gateway into the prestigious river precinct. As neighbouring suburbs like Mount Pleasant push toward ~$1.85m, buyers seeking similar lifestyle and access at a lower entry point are increasingly targeting Como—supporting both house prices and apartment competition near Canning Bridge.
Como Property Metrics
Current verified statistics you need to know
House Median: ~$1.6m
Premium inner-south detached homes in the City of South Perth.
- Annual growth: +16.31% to +23.1%
- Quarterly: ~-1.19% (price consolidation)
- Rent: ~$800–$875/week (4-bed ~ $1,000/week)
- Sales: ~179/year
Units: ~$740k Median
Key growth & yield segment for investors.
- Annual growth: +12.0% to +18.20%
- Yield: 4.7% – 4.92%
- Rent: ~$635–$660/week
- Sales: ~274/year
Days on Market
One of Perth’s more liquid inner-south markets.
- Houses: ~13 days
- Units: ~12 days
- Rapid absorption across both segments
- Minimal time for hesitation—finance readiness critical
Rental Yields
Houses for growth, units for cashflow.
- Houses: ~3.44% – 3.5% yield
- Units: ~4.7% – 4.92% yield
- House rents up ~6.3% in 12 months
- Tight rental market, very low vacancy
Supply & Rates
Owner-occupier stability and modest rate rises.
- 55.40% owner-occupied (up from 54.70% in 2016)
- City of South Perth rates up ~2.8% (25/26)
- Avg. GRV ~$26,104 ≈ $55 extra p.a. at new rates
- Water Corporation service + usage charges apply separately
Stamp Duty Snapshot
Important for budgeting realistically.
- House @ $1.6m ≈ $73,640 duty (WA general rates)
- Unit @ $740k ≈ $29,780 duty
- WA standard (non-concessional) thresholds used
- Duty is on top of deposit, fees & build/fit-out costs
Who Lives in Como?
Affluent professionals, stable owner-occupiers and a strong family base
55.4% Home Ownership
Como has a majority owner-occupier base—55.40% of homes were owner-occupied in 2021, up from 54.70% in 2016. This slow but steady increase signals confidence, neighbourhood stability and long-term tenure rather than speculative churn.
- Stable, engaged community with long holding periods
- Lower volatility vs investor-heavy precincts
- Houses often retained across multiple cycles
- Supports tight stock and price resilience
Professional, High-Income Base
With a median weekly household income around $1,780 and a dominant professional workforce, Como’s residents have strong borrowing capacity and resilience to interest rate movements. This underpins both house and unit demand across market cycles.
- High serviceability for $1m+ lending
- Strong appetite for quality rentals near CBD and river
- Supports premium house values and solid unit demand
- Lower default and distress risk vs more marginal suburbs
Median Age: ~38 Years
With a median age of about 38 and an average household size of ~2.1 people, Como skews toward established professionals, couples and families, alongside a cohort of downsizers seeking to remain close to the river and city.
- Mature, financially capable population base
- Solid demand for both larger houses and well-located units
- Families anchor demand around school catchments
- Downsizers value walkability and public transport
Inner-Ring, Transit-Rich
Como combines rapid CBD access via Canning Bridge station with direct freeway links and bus services. The Mandurah Line puts Perth Underground around 8 minutes away, with frequent services and strong connectivity to the broader metro network.
- ~8-minute rail trip from Canning Bridge to Perth Underground
- Train frequencies typically every ~15 minutes
- Bus routes to Elizabeth Quay in ~14 minutes
- Kwinana Freeway provides fast north–south road access
Como’s Inner-City Advantage
River precinct lifestyle, rapid commutes and a major activity centre on your doorstep
Canning Bridge Station & Mandurah Line
The Canning Bridge Activity Centre sits on the Mandurah Line, giving Como residents a direct, high-frequency rail link into the CBD and beyond—one of the suburb’s key strategic advantages.
Transit Benefits
- ~8 minutes to Perth Underground Station
- Trains typically every ~15 minutes in peak
- Direct access to CBD and inner-city employment nodes
- Links to broader metro network and airport via interchanges
Investor Note: Rail-led accessibility is a major reason Como units near Canning Bridge achieve strong yields, low vacancy and consistent interest from professional tenants.
Bus & Freeway Connectivity
In addition to rail, Como is well served by bus routes and the Kwinana Freeway, offering flexible, multi-modal commuting options for residents who work in the CBD or across the metropolitan area.
Road & Bus Highlights
- Buses to Elizabeth Quay Bus Station in around 14 minutes
- Kwinana Freeway for fast north–south car access
- Easy mode changes between car, bus and train
- Attractive to professionals needing flexible travel options
Commuter Choice: Residents can mix and match rail, bus and freeway access— a key appeal of Como versus more isolated suburbs.
Preston Street & Local Amenity
Como’s lifestyle heart centres on local commercial strips like Preston Street, alongside cafés, restaurants and everyday services that support an easy, village-style way of living near the river.
Key Amenities
- Popular cafés, eateries and small bars
- Iconic local cinema and entertainment options
- Everyday shopping and services within minutes
- Close access to Swan and Canning River recreation
Lifestyle: Como delivers a genuine “walk to café and river” lifestyle in a blue-chip precinct, rather than a generic suburban estate.
Parks, River & Recreation
Como benefits from a mix of local parks, foreshore reserves and community facilities maintained by the City of South Perth—important ingredients for long-term family liveability.
Key Features
- Ovals and open spaces for sport and community use
- Playgrounds and family-friendly parklands
- Riverfront paths for walking, running and cycling
- Access to leisure and community centres nearby
Owner-Occupier Appeal: Combined with the river setting and CBD access, this amenity mix helps lock in long tenure for both families and downsizers.
Schools in Como
High-ICSEA primary and strong secondary options underpin long-term value
Como Primary School
Como Secondary College
Nearby Independent & Catholic Schools
School Catchment Reality Check
CRITICAL: Many buyers are paying a premium to secure access to Como Primary School and preferred secondary pathways. Always verify exact, current catchment boundaries with the WA Education Department before relying on school zoning as a core plank of your purchase or development strategy.
Como vs Nearby Suburbs
How Como sits within the inner-south river precinct
Como: ~$1.58m–$1.62m
Inner-south river growth & yield hybrid
- 12-month house growth up to ~23.1%
- Units 12–18.2% growth & ~4.7–4.92% yield
- Como PS (high ICSEA) + Como SC options
- Stamp duty ~ $73k at median house price
- Entry price higher than some non-river peers
Mount Pleasant: ~$1.85m
Prestige riverfront neighbour
- Blue-chip, tightly held riverfront homes
- 12-month house growth ~12.80%
- ~$230k–$270k premium over Como houses
- Units around $1.05m, higher buy-in
- Less accessible for many first and second home buyers
Manning: ~$1.45m
Cheaper 6152 neighbour
- Lower entry price than Como (~$150k+ discount)
- Strong 12-month house growth (~20.8%)
- Less direct exposure to CBACP-driven density uplift
- Smaller, more traditional housing stock profile
- Fewer high-density, transit-oriented unit opportunities
Broader Inner-South River Strip
Higher-priced, prestige alternatives
- Strong long-term riverfront capital growth
- Established prestige and amenity signals
- Generally higher house and unit medians than Como
- Lower scope for “catch-up” growth from current levels
- Less balance between affordability and growth momentum
The Verdict: Como is a strategic middle ground: cheaper than Mount Pleasant yet with stronger recent house growth, and more connected to transit-oriented density than lower-priced Manning. For many buyers and investors, it is the “sweet spot” between river lifestyle, price and performance in the inner-south corridor.
Can You Afford Como?
Calculate repayments for houses (~$1.6m) or transit-led units (~$740,000)
Who Should Buy in Como?
Inner-ring growth, transit-led density and value-add opportunities in one suburb
Growth-Focused House Investors
If your priority is long-term capital appreciation, Como’s house market delivers: inner-ring river location, high-ICSEA primary schooling, strong demographics and a median still below Mount Pleasant. Recent house growth of up to 23.1% highlights the strength of this segment.
Yield & Cashflow Investors
Units in Como are tuned for investors chasing income plus growth. Yields around 4.7–4.92% and 12–18.2% recent capital growth are powered by CBACP-led densification, rapid CBD access and ongoing rental undersupply across Perth.
Owner-Occupiers & Upgraders
Professional couples and families upgrading from non-river suburbs often land in Como. You gain access to top-tier schooling, river recreation and rapid CBD access without paying Mount Pleasant house prices.
Value-Add & Activity Centre Strategists
The CBACP and broader planning settings give developers and value-add investors a unique chance to leverage higher-density entitlements near Canning Bridge. The key is to factor in noise management, flooding resilience and security enhancements from day one.
Como Buyer FAQs
Key questions serious Como buyers should be asking
Should I buy a house or unit in Como?
It depends on your goal. Houses (around $1.6m) suit buyers chasing long-term capital growth, school catchments and river precinct lifestyle. Units (~$740k) suit buyers who want strong yield and solid growth, especially near Canning Bridge. If stretching to house level would leave you “asset rich, cashflow poor”, a well-located unit is often the smarter, more resilient play.
Why are Como’s units performing so well?
It’s a classic transit and affordability story. As house prices push into the mid–high $1m range, many buyers and tenants cannot justify that level but still want the inner-south river lifestyle and 8-minute train ride to the CBD. They compete for the limited unit stock around $700k–$750k, with CBACP zoning encouraging further high-quality density around Canning Bridge.
Is Como overvalued after such strong growth?
Recent quarterly numbers show mild consolidation rather than a structural downturn. Como’s values are anchored by high household incomes, strong schooling, inner-ring transit and river proximity. The suburb is still meaningfully cheaper than Mount Pleasant, suggesting scope for further convergence as inner-south river demand remains elevated over time.
What yields can I actually expect in Como?
For houses, expect around 3.44–3.5% gross at current prices and rents (e.g. ~$800–$875/week on a ~$1.6m asset). For units, 4.7–4.92% gross is realistic depending on size, location and building quality. As always, exact yields depend on the specific property and how it’s structured from a finance perspective.
How much stamp duty will I pay on a Como property?
On a median house around $1.6m, WA general rates imply stamp duty of roughly $73,640 (plus settlement and other costs). On a unit around $740k, duty is closer to ~$29,780. We can model your full cost position—including duty, potential LMI and fees— before you start making offers so you aren’t caught out at contract time.
Does CBACP zoning change the investment strategy in Como?
Yes. The Canning Bridge Activity Centre Plan (CBACP) effectively “bakes in” higher densities and a transit-oriented future for parts of Como. Land and projects within or near this zone carry additional value because density entitlements are backed by state-level policy, provided you can manage noise, flooding and design requirements. That’s why Como units near Canning Bridge are such a focal point for yield and growth investors.
How competitive is the Como market right now?
Very. Houses clearing in ~13 days and units in ~12 days means many transactions are effectively resolved after the first home open. Multiple offers and above-asking outcomes are common. Shopping without pre-approval in Como is essentially a spectator sport—you’ll see the property but rarely get a serious crack at it.
What environmental or noise risks should I consider in Como?
Como’s major advantages—freeway, rail and river—also create planning considerations. Properties close to the Kwinana Freeway/Mandurah Line may require acoustic glazing or other soundproofing. Low-lying foreshore areas must be assessed for long-term drainage and nuisance flooding risk as sea levels rise. Good due diligence and quality design can mitigate these issues and preserve the suburb’s strong liveability and investment profile.
Get Pre-Approved Before Inner-Ring River Properties Disappear
Como properties are moving quickly—especially well-priced houses and quality units near Canning Bridge and the river. We specialise in Perth’s inner-south and can help you structure your finance for both capital growth and cashflow.
400+ inner-ring loans | Growth & yield strategies | Pre-approval in 24hrs
Speak to a Como Specialist
We know the Como market intimately—houses, units, CBACP zoning and how to position your lending for both capital growth and income. Fill out this form and we’ll contact you within 24 hours to discuss your Como plans and get you pre-approved fast.
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Perth WA 6000
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Helpful Tools & Guides
Everything you need for a successful Como purchase
Transperth Services
View train and bus services from Canning Bridge and surrounding stops.
View TimetablesInner-South River Corridor Guide
Como vs Manning vs Mount Pleasant and the broader river strip.
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