Inglewood, Perth Inner-North Growth & Yield Hub
High-demand inner-north suburb just 4–5km from the Perth CBD. Inglewood combines premium Beaufort Street amenity, elite school catchments and outstanding transport with a dual-market profile: houses around $1.32m with up to 18.64% annual growth, and units around $540k delivering 22–30% capital growth and gross yields up to 6.76%.
Inner-ring location | Professional demographic | House growth & unit yields in one postcode
Why Inglewood Outperforms
Inglewood is one of Perth’s most interesting “dual-engine” inner-ring markets. Detached houses around the $1.3m mark provide long-term capital preservation, underpinned by elite education catchments and a high proportion of professional residents. At the same time, the unit segment has been on a tear, with 12-month capital growth between 22% and 30% and yields up to 6.76%.
That combination is rare: a blue-chip, family-friendly suburb that simultaneously offers premium houses for long-term wealth building and high-yield, high-growth units that work in a rising-rate environment. Houses deliver the “Mount Lawley lifestyle” at slightly lower entry cost, while units give an accessible on-ramp for first-time and yield-focused investors who still want the inner-north postcode and Beaufort Street at their doorstep.
Want to combine inner-ring growth and serious yield? Inglewood is one of Perth’s best “two-speed” markets—if you’re finance ready.
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Houses vs Units in Inglewood
House = long-term capital anchor; Units = yield & hyper-growth engine
Houses
Premium inner-north family homes that capture “Mount Lawley lifestyle” at a lower price point. Ideal for buyers who want long-term capital preservation, elite schooling and strong demographic fundamentals.
Performance Metrics
- 12-month growth: +12.5% to +18.64%
- Yield: ~2.9% – 3.54% gross
- Rent: ~$900/week median (up to ~$1,100 for 4-bed)
- DOM: ~11 days
- Sales: ~81/year
Best For
Owner-occupiers: Professional families chasing Inglewood Primary + Mount Lawley SHS catchments.
Investors: Capital growth and low volatility, with potential to add value via granny flats under the revised R-Codes.
Units / Apartments
The suburb’s stand-out performer. Affordable entry into an inner-ring postcode with serious capital growth and yield. Perfect for yield-focused investors and first-time buyers who want Inglewood’s lifestyle without the $1.3m house price.
Performance Metrics
- 12-month growth: +22.09% to +30.0%
- Yield: ~5.6% – 6.76% gross
- Rent: ~$650/week median
- DOM: ~7 days
- Deep demand: 1-beds ~6.3% yield; 2-beds balance yield & liquidity
Best For
Investors: High-yield, high-growth strategy in a blue-chip inner-ring suburb.
Entry buyers: Professionals wanting Beaufort Street, CBD access and school zones without $1m+ borrowings.
Market Insight: Inglewood functions as a pressure valve for Menora and Mount Lawley. As those markets push toward and beyond $1.5–$2.1m, high-income buyers are “spilling over” into Inglewood. That demand supports house prices, while affordability constraints supercharge unit competition and drive their exceptional growth.
Inglewood Property Metrics
Current verified statistics you need to know
House Median: ~$1.32m
Premium inner-north detached homes in the City of Stirling.
- Annual growth: +12.5% to +18.64%
- Quarterly: ~+1.16% (value consolidation)
- Rent: ~$900/week median
- Sales: ~81/year
Units: ~$540k Median
Key growth & yield segment for investors.
- Annual growth: +22.09% to +30.0%
- Yield: 5.6% – 6.76%
- Rent: ~$650/week
- Sales: up to ~65/year
Days on Market
One of Perth’s most liquid inner-north markets.
- Houses: ~11 days
- Units: ~7 days
- Effectively “instant” absorption
- Little time for negotiation—finance readiness critical
Rental Yields
Clear split between growth (houses) and cashflow (units).
- Houses: ~2.9% – 3.54% yield
- Units: ~5.6% – 6.76% yield
- Median rent up ~9.3% in 12 months
- Strong rental demand from CBD workers
Supply & Rates
Constrained stock and rising outgoings to factor in.
- 63.7% owner-occupied (rising from 62.9%)
- City of Stirling rates up ~3.24% (23/24)
- Typical waste & ESL charges apply
- Water Corporation charges separate
Stamp Duty Snapshot
Important for budgeting realistically.
- House @ $1.305m ≈ $57,983 duty
- Unit @ $525k ≈ $12,480 duty
- WA general rates used (non-concessional)
- Duty is on top of deposit & costs
Who Lives in Inglewood?
High-income professionals, stable owner-occupiers, and long-term family tenure
63.7% Home Ownership
Inglewood is dominated by committed owner-occupiers—63.7% of homes are owner-occupied, up from 62.9% in 2016. That upward trend signals rising confidence and long-term tenure, not transient investor churn.
- Strong community continuity and low forced selling
- Reduced volatility vs investor-heavy suburbs
- Houses often held over multiple cycles
- Supports steady capital growth and tight stock
Professional, High-Income Base
A large share of residents work in professional occupations, which translates into strong average household incomes and resilience to rate changes. This is a key reason Inglewood houses can sustain $1.3m medians and still clear in 11 days.
- High serviceability for $1m+ loans
- Strong demand for quality rentals close to CBD
- Supports both house and unit markets simultaneously
- Lower default and distress risk vs outer suburbs
Median Age: ~39 Years
With a median age around 39, Inglewood sits in the “family and established professional” demographic sweet spot. There is a strong cohort of school-aged children and parents who anchor demand around schooling and amenity.
- Mature but dynamic population
- Strong focus on Inglewood Primary & Mount Lawley SHS
- Consistent demand for both houses and larger units
- Attractive to downsizers wanting to stay near Beaufort Street
Inner-Ring, Transit-Rich
Inglewood combines quick CBD access with a walkable, urban village feel along Beaufort Street. High-frequency buses and nearby Maylands Station give multiple options for CBD commuters.
- 15-minute bus to CBD along Beaufort Street (every ~10 minutes)
- Close to Maylands Station (Midland/Airport/Ellenbrook lines)
- Drive: ~5 minutes off-peak, 18–30 minutes in peak conditions
- Strong appeal to CBD and inner-city workers
Inglewood’s Inner-City Advantage
Short commute, multiple modes, and a lifestyle strip on your doorstep
Beaufort Street Bus Spine
High-frequency bus services along Beaufort Street link Inglewood directly to the CBD with minimal mode changes—a key attraction for professional renters and owner-occupiers.
Transit Benefits
- ~15 minutes to Perth CBD by bus
- Services approx. every 10 minutes in peak periods
- Direct access to CBD employment
- Reduces car reliance for many households
Investor Note: Transit-rich corridors like Beaufort Street underpin rentability for both houses and units and are a core reason for Inglewood’s low vacancy risk.
Maylands Station Access
While Inglewood itself doesn’t host a station, nearby Maylands Station on the Midland/Airport/Ellenbrook lines provides high-frequency rail alternatives.
Rail Highlights
- Approx. 4.5km from Perth Station
- Trains ~every 6 minutes in peak (combined lines)
- Multiple line options to CBD and airport
- Supports professionals working across the metro area
Commuter Choice: Residents can choose bus-only, train-only, or hybrid commute strategies—one of the strengths of an inner-ring suburb.
Beaufort Street & Local Amenity
Inglewood’s lifestyle is centred around Beaufort Street: cafés, bars, restaurants and small businesses all within easy reach of residential streets.
Key Amenities
- Cafés like Finlay & Sons and local speciality coffee
- Pubs, bars and restaurants along Beaufort Street
- Everyday shopping and services within minutes
- Short drive to larger centres (Morley, Perth CBD)
Lifestyle: This is a “walk to café” suburb with real character, not a generic residential estate—another reason demand remains intense.
Parks & Recreation
City of Stirling maintains a strong network of local parks and sporting facilities in and around Inglewood—important for families and long-term liveability.
Key Features
- Macaulay Park & Inglewood Soccer Stadium
- Inglewood Oval with dog park and open space
- Playgrounds and BBQ areas for families
- Walking paths and informal recreation spaces
Owner-Occupier Appeal: Quality green space is a major driver of long tenure, especially for young families weighing up school zones and commute times.
Schools in Inglewood
High-ICSEA primary and Mount Lawley SHS catchment underpin long-term value
Inglewood Primary School
Nearby Non-Government Schools
Mount Lawley Senior High School
School Catchment Reality Check
CRITICAL: Many buyers are paying a clear premium to secure both Inglewood Primary and Mount Lawley SHS access. 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.
Inglewood vs Nearby Suburbs
How Inglewood sits between premium 6050 and high-growth neighbours
Inglewood: ~$1.305m–$1.35m
Inner-north growth & yield hybrid
- 12.5–18.64% house growth
- Units 22–30% growth & 5.6–6.76% yield
- Inglewood PS (ICSEA 1118) + MLSHS
- Stamp duty ~ $58k at median house
- Entry price higher than Bedford/Maylands
Menora: ~$2.1m
Prestige neighbour, price ceiling
- Blue-chip, tightly held
- 14.13% growth, strong prestige signal
- ~$800k premium over Inglewood
- Yield only ~2.73%
- Limited accessibility for many buyers
Mount Lawley: ~$1.5m–$1.615m
Premium benchmark suburb
- Established prestige & amenity
- Direct identity pull for many buyers
- Growth only -0.17% to +6.9% vs Inglewood’s 18.64%
- Higher entry than Inglewood for similar school access
- Less scope for “catch-up” growth
Bedford / Maylands: ~$1.01m–$1.02m
Cheaper, strong growth peers
- Lower entry price (~$300k under Inglewood)
- Growth: Bedford ~15.06%, Maylands ~23.41%
- Yields ~3.7–3.86%, slightly higher than Inglewood houses
- Weaker ICSEA / school cachet than Inglewood
- Less demographic “safety net” at the top end
The Verdict: Inglewood is the strategic middle ground: cheaper than Menora and Mount Lawley but with stronger recent growth and elite schooling, and more stable, higher-income demographics than Bedford and Maylands. For many buyers, it’s the “sweet spot” between prestige, price and performance.
Can You Afford Inglewood?
Calculate repayments for houses (~$1.32m) or high-yield units (~$540,000)
Who Should Buy in Inglewood?
Inner-ring growth, yield, and value-add opportunities in one suburb
Growth-Focused House Investors
If your priority is long-term capital appreciation, Inglewood houses deliver exactly that: inner-ring location, elite schools and professional demographics at a price still below Menora and Mount Lawley.
Yield & Cashflow Investors
The unit market is tailor-made for investors needing strong income. 5.6–6.76% yields and 22–30% recent growth are rare in a suburb this close to the CBD with this level of amenity.
Owner-Occupiers & Upgraders
Professional couples and families looking to “step up” from cheaper suburbs often land in Inglewood. You gain access to top-tier schools and Beaufort Street living while staying below Menora/Mount Lawley pricing.
Value-Add & R-Code Strategists
With the 2024 R-Code changes, adding a compliant 70m² ancillary dwelling (granny flat) is easier than ever. Inglewood’s strong rents mean second dwellings can materially lift your blended yield.
Inglewood Buyer FAQs
Key questions serious Inglewood buyers should be asking
Should I buy a house or unit in Inglewood?
It depends on your goal. Houses (around $1.3m) are for buyers chasing long-term capital growth, school catchments and demographic safety. Units (~$540k) are for buyers who want high yield and strong growth in one asset. If you’re stretching your budget and would be “house-poor” at $1.3m, a well-located unit is often the smarter play.
Why are Inglewood units growing 22–30%?
It’s pure affordability pressure. As houses push to ~$1.3m, many buyers simply can’t make the numbers work but still want Inglewood’s location and schools. They compete aggressively for the limited unit stock around ~$540k, driving rapid price increases. That demand is coming from both owner-occupiers and investors chasing yield in an inner-ring postcode.
Is Inglewood overvalued after such strong growth?
Strong growth doesn’t automatically mean “bubble”. Inglewood’s price is anchored by fundamentals—high professional incomes, elite schooling, inner-ring location and extremely low DOM. It’s also still cheaper than Menora and Mount Lawley. The recent growth largely reflects the market re-pricing Inglewood to where its fundamentals say it should be.
What yields can I actually expect in Inglewood?
For houses, expect around 2.9–3.54% gross at current prices and rents (e.g. ~$900/week on a ~$1.3m asset). For units, 5.6–6.76% is realistic depending on size and location. One-bed units offer the highest yields, while two-bed units give a better mix of rentability, resale depth and yield.
How much stamp duty will I pay on an Inglewood property?
On a median house around $1.305m, WA general rates imply stamp duty of roughly $57,983 (plus settlement and other costs). On a unit around $525k, duty is closer to ~$12,480. We can model your full cost position—including duty, LMI (if applicable) and fees—before you start making offers.
Are there good value-add opportunities with the new R-Codes?
Yes. The 2024 R-Code changes allow compliant granny flats up to 70m² on lots of any size without separate planning approval (subject to setbacks and local rules). In Inglewood, where rents are strong and land value is high, adding an ancillary dwelling can significantly boost your blended yield and de-risk holding costs over time.
How competitive is the Inglewood market right now?
Extremely. Houses clearing in ~11 days and units in ~7 days means many sales are done after the first home open. Multiple offers, escalation clauses and above-asking outcomes are common. Turning up without pre-approval is effectively a donation to other buyers—you’ll see the property once and never get a serious shot at it.
What environmental or noise risks should I consider?
Inglewood is an inner-metropolitan suburb, so you’ll have typical city noise—traffic along Beaufort Street and general urban activity. Aircraft noise is part of the broader Perth metro picture but not a dominant issue here. As always, check specific properties for their micro-location (proximity to busy roads, etc.) during inspections.
Have specific questions about buying or investing in Inglewood?
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