Mundaring, Perth Hills Lifestyle Growth & Stability Anchor
Premium Perth Hills lifestyle market in the Shire of Mundaring, approximately 34km from the Perth CBD. Mundaring is defined by exceptional owner-occupier commitment (84.8%) and strong capital growth in family homes: houses around $1.034m–$1.05m, with 3-bed homes up 18.5% and 4-bed homes up 14.3% (to Oct 2025). Rental demand remains solid at ~$750/week (gross yield ~4.30%), while liquidity is slower with ~66 days on market. A major long-term catalyst is the confirmed Mundaring Town Centre Revitalisation including a $23m Cultural Hub planned for construction in 2026–2029.
Perth Hills lifestyle | 84.8% owner-occupied | $23m town centre catalyst (2026–2029)
Why Mundaring Holds Value
Mundaring is a high-value, highly stable Perth Hills market where lifestyle demand meets intense owner-occupier commitment. The median house price sits around $1.034m–$1.05m, and growth has been strongest in the family-home segments: 3-bedroom houses have surged 18.5% over 12 months (to Oct 2025), while 4-bedroom homes are up 14.3%.
This is not a “fast-flip” suburb. With an average ~66 days on market, Mundaring’s buyer pool is more specialised: people who want hills amenity, space, and long-term capital preservation. The long-term thesis is reinforced by confirmed municipal investment—most notably the Mundaring Town Centre Revitalisation and the planned $23 million Cultural Hub, with construction scheduled for 2026–2029 and launch targeted for 2029.
Want long-term Hills value with a defined amenity catalyst? Mundaring is a high-conviction market—if you’re finance ready.
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Houses vs Smaller Dwellings in Mundaring
Houses = primary market focus; Smaller dwellings = limited stock, niche demand
Houses
Mundaring is fundamentally a detached-home lifestyle market. Demand is anchored by long-term owner-occupiers seeking space, hills amenity, and stability—driving strong capital growth in 3–4 bedroom family homes.
Performance Metrics
- 12-month growth: +9.4% overall (to Oct 2025)
- 3-bed growth: +18.5% (median ~$1.025m)
- 4-bed growth: +14.3% (median ~$1.10m)
- Yield: ~4.30% gross
- Rent: ~$750/week median
- Avg DOM: ~66 days
Best For
Owner-occupiers: Families and downsizers prioritising Hills lifestyle, stability, and long-term holding.
Investors: Long-term capital growth investors with a 2029+ horizon to capture the town centre amenity uplift.
Smaller Dwellings (Limited Market)
The unit/smaller-dwelling market in Mundaring is very small, with minimal stock and fewer comparable sales. Where available, smaller dwelling types can deliver stronger cashflow metrics than houses, but selection is limited.
Performance Metrics
- Unit GRY: ~5.3% (small sample)
- Unit DOM: ~39 days (small sample)
- Niche demand: low-maintenance living & affordability pressure
- Stock: very limited (e.g., ~1 unit available in recent snapshots)
Best For
Investors: Cashflow seekers who can find quality, well-located stock and price risk appropriately.
Entry buyers: Buyers wanting Hills lifestyle with lower maintenance—where suitable dwellings exist.
Market Insight: Mundaring’s defining feature is stability: 84.8% owner-occupancy means fewer listings and slower turnover. That can slow selling time (~66 days) even while prices rise strongly—because the buyer pool is more specialised and the product is more unique.
Mundaring Property Metrics
Current verified statistics you need to know
House Median: ~$1.03m–$1.05m
Premium Perth Hills family homes within the Shire of Mundaring.
- Annual growth: +9.4% (to Oct 2025)
- 3-bed: ~$1.025m (+18.5%)
- 4-bed: ~$1.10m (+14.3%)
- Rent: ~$750/week median
Smaller Dwellings: Limited Market
Small unit market with limited sales and stock.
- Unit GRY: ~5.3% (small sample)
- Unit DOM: ~39 days (small sample)
- Stock: very low (e.g., ~1 unit in recent snapshots)
- Demand: low-maintenance & affordability-driven
Days on Market
Slower turnover than metro suburbs due to specialised buyer pool.
- Houses: ~66 days (average)
- Units: ~39 days (small sample)
- Expect longer campaigns for premium lifestyle stock
- Finance certainty still matters—competition exists, but timing differs
Rental Yields
Capital-growth first; moderate cashflow on houses.
- Houses: ~4.30% gross yield
- Units: ~5.3% gross yield (small sample)
- House rent: ~$750/week median
- Low renter share (14.24%) signals stable community
Supply & Rates
Low stock and predictable municipal budgeting to factor in.
- 84.8% owner-occupied (2021)
- Shire average rate increase: ~3.5% (2025/26)
- Bushfire Prone Area: plan for compliance & higher insurance
- Water Corporation charges separate
Stamp Duty Snapshot
Important for budgeting realistically.
- House @ $1.05m ≈ $45,190 duty
- Duty is on top of deposit & costs
- WA general rates used (non-concessional)
- Concessions may apply for eligible buyers
Who Lives in Mundaring?
Mature, stable owner-occupiers with long tenure and high commitment to the Hills lifestyle
84.8% Home Ownership
Mundaring is dominated by long-term owner-occupiers—84.8% of homes are owner-occupied. That level of commitment creates strong community stability, low turnover, and a slower but resilient market cycle.
- Extremely stable neighbourhood profile
- Low rental share (~14.24%) and less investor churn
- Tight supply supports long-term values
- Selling can take longer due to specialised buyer pool
Financially Committed Households
The market is supported by financially committed households: median weekly household income is ~$1,773 and median monthly mortgage repayments are ~$2,000 (2021). This profile helps explain why Mundaring can sustain $1m+ medians and remain resilient across cycles.
- Strong serviceability for lifestyle properties
- Less forced selling vs more leveraged markets
- Supports long-term capital preservation
- Demand stays “sticky” for quality homes
Median Age: ~50 Years
Mundaring is a mature community with a median age around 50 (2021). This aligns with long tenure, established households, and steady demand for larger family homes and lifestyle properties.
- High stability and long-term homeowners
- Strong appeal to downsizers staying in the Hills
- Consistent demand for space and amenity
- Lower churn contributes to slower sales velocity
Lifestyle-Commuter Connectivity
Mundaring is approximately 34km from the Perth CBD and primarily connected by road (Great Eastern Highway). Public transport supports access to the rail network via Midland.
- Drive: ~34 minutes optimal; ~1h 4m typical in traffic
- Transperth Route 320: ~28 minutes to Midland (rail interchange)
- Transwa coach: twice daily to East Perth (~38 minutes)
- Ideal for hybrid workers and lifestyle-prioritised families
Mundaring’s Hills Advantage
Hills lifestyle, road connectivity, and links to the rail network via Midland
Transperth Route 320 (Mundaring ↔ Midland)
Public transport focuses on linking Mundaring to the metropolitan rail network via Midland—an important interchange for commuters who want rail access without driving to the station every day.
Transit Benefits
- ~28 minutes Mundaring to Midland
- Midland rail connection to Perth and beyond
- Viable option for commuters without constant car access
- Complements road-based commuting strategy
Investor Note: Lifestyle suburbs with rail-access pathways tend to sustain rentability even when they’re not directly on a train line.
Metro Access via Midland
Mundaring is not on a train line, so rail access is achieved via Midland. This creates a hybrid commute: bus-to-rail or drive-to-rail depending on personal preference and schedules.
Rail Highlights
- Midland as the key interchange point
- Commute time varies widely by traffic and connection
- Practical for CBD access in a hybrid schedule
- Multiple routing options reduce single-point dependency
Commuter Reality: Mundaring is best treated as a premium lifestyle-commuter market—with time trade-offs.
Town Centre & Future Amenity Uplift
Mundaring’s town centre is positioned for a major amenity uplift through the confirmed Town Centre Revitalisation, anchored by the planned $23m Cultural Hub.
Key Highlights
- $23m Cultural Hub: library, arts, museum, visitor centre upgrade
- Detailed design: 2025–2026
- Construction & fit-out: 2026–2029
- 2029 launch targeted—amenity uplift premium potential
Lifestyle + Investment: Defined public spending helps reinforce non-speculative, long-term value.
Hills Environment & Liveability
Mundaring’s appeal is built around the Hills environment: space, greenery, and a semi-rural feel. With that comes lifestyle upside—and environmental due diligence requirements.
Key Considerations
- Premium lifestyle appeal supports long tenure and demand
- Bushfire Prone Area: BAL, setbacks, and construction standards matter
- Building & pest inspections are non-negotiable in wooded environments
- Proactive security and vigilance recommended (as with any area)
Owner-Occupier Appeal: The Hills lifestyle is “sticky”—many households accept commute time for amenity.
Schools in Mundaring
Local public options and active initiatives supporting long-term family demand
Mundaring Primary School
Eastern Hills Senior High School (EHSHS)
LEAP + VIP Programs (2025)
Hills Due Diligence Reality Check
CRITICAL: Mundaring is in a Bushfire Prone Area. Always verify site-specific bushfire risk, BAL requirements, access/egress, vegetation management obligations, and insurance impacts before you rely on assumptions about holding costs and build feasibility.
Mundaring vs Nearby Perth Hills Markets
Where Mundaring sits in the Hills hierarchy—premium, stable, and growth-proven
Mundaring: ~$1.034m–$1.05m
Premium Hills lifestyle market with strong owner-occupier dominance
- 3-bed +18.5% | 4-bed +14.3% (to Oct 2025)
- 84.8% owner-occupied supports stability
- $23m Cultural Hub (2026–2029) amenity catalyst
- Slower liquidity: ~66 days DOM
- Bushfire Prone Area due diligence required
Darlington: ~$1.20m
Premium Hills neighbour at a higher entry point
- Premium pricing and strong lifestyle signal
- Tightly held, high owner-occupier appeal
- Growth: ~6.2% (recent period cited)
- Higher entry cost than Mundaring
- Buyer pool can be even more niche at the top end
Stoneville: ~$955k
Lower entry Hills market with rapid growth
- Strong growth: ~23.9% (recent period cited)
- More accessible entry price vs Mundaring/Darlington
- Hills lifestyle demand at lower buy-in
- Different market positioning and housing mix
- Growth can be more volatile after sharp runs
Perth Metro (Benchmark Context)
Higher liquidity and faster turnover—different buyer psychology
- Faster median DOM: ~14 days (metro benchmark)
- Higher market volume and deeper buyer pools
- Metro median rent benchmark: ~$670/week
- Less lifestyle differentiation vs the Hills
- Different risk profile and drivers to Mundaring
The Verdict: Mundaring is a high-stability Hills market with proven growth in family homes and an unusually strong owner-occupier base. The trade-off is slower liquidity—so it suits long-term holders, not short-term traders. With a defined $23m amenity catalyst targeting 2029 launch, the long-horizon case is compelling for buyers who plan properly for Hills-specific due diligence.
Can You Afford Mundaring?
Calculate repayments for houses (~$1.05m) or a custom amount (smaller dwellings are limited)
Who Should Buy in Mundaring?
Hills lifestyle, long-term growth, and defined amenity catalysts—balanced with Hills-specific risk management
Long-Term Owner-Occupiers
Mundaring is ideal for buyers who prioritise space, the Hills lifestyle, and community stability. The commute is the trade-off—accepted in exchange for amenity and long-term liveability.
Long-Term Capital Growth Investors
If your horizon extends beyond 2029, Mundaring offers a defined, non-speculative catalyst: the $23m Cultural Hub and town centre revitalisation. The market is growth-driven, not cashflow-maximised.
Hybrid Workers & Lifestyle Commuters
Mundaring’s best-fit households are those with flexible work patterns. With commutes often around ~1 hour 4 minutes in typical conditions, hybrid schedules materially improve quality-of-life trade-offs.
Risk-Aware Buyers (Bushfire & Due Diligence)
Mundaring requires a more sophisticated due diligence lens: Bushfire Prone Area compliance, BAL ratings, access/egress, insurance, and thorough building/pest inspections should be treated as mandatory.
Mundaring Buyer FAQs
Key questions serious Hills buyers should be asking
Is Mundaring a growth market or a yield market?
Mundaring is fundamentally a capital growth and lifestyle market. Houses deliver a moderate gross yield (~4.30%) and strong growth in key family segments (e.g., 3-bed +18.5%, 4-bed +14.3% to Oct 2025). If you want maximum cashflow, Mundaring is usually not the “pure yield play”—but it can be excellent for long-term value.
Why do Mundaring homes take longer to sell?
Mundaring’s average days on market is around 66 days, which reflects a more specialised buyer pool and more unique lifestyle properties. Demand can still be strong—but the “right buyer” often takes longer than in metro suburbs with mass-market stock.
How important is the town centre revitalisation for prices?
It’s a major long-term positive. The $23 million Cultural Hub and broader town centre revitalisation has a defined timeline: detailed design in 2025–2026, construction in 2026–2029, and a targeted launch in 2029. That kind of funded public investment can create a meaningful amenity uplift premium over time.
What commute times should I realistically budget for?
In optimal conditions, driving can be around 34 minutes, but typical journeys are often closer to ~1 hour 4 minutes depending on traffic. Many households make it work via hybrid roles and by using Midland as the rail interchange via Transperth Route 320.
How much stamp duty will I pay on a Mundaring median house?
On a median house around $1.05m, WA general rates imply stamp duty of roughly $45,190 (plus settlement and other costs). We can model your full cost position—including duty, LMI (if applicable), and fees—before you start making offers.
What Hills-specific risks should I check before buying?
Mundaring is in a Bushfire Prone Area, so compliance and insurance matter. Also treat building and pest inspections as mandatory given older stock and wooded environments. Property-specific access/egress and vegetation management can materially change both risk and costs.
Is Mundaring “safe” compared to other areas?
Mundaring is generally perceived as a quiet Hills area, but like any community it benefits from proactive risk management: good lighting, basic security, and awareness. Always assess your property’s micro-location and security features rather than relying on suburb-wide assumptions.
Have specific questions about buying or investing in Mundaring?
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Mundaring listings can be limited and the best lifestyle properties don’t always last long once the right buyer shows up. We specialise in Perth finance strategy and can help you structure lending for Hills buying—while planning properly for inspection, insurance, and bushfire-related due diligence.
Perth Hills finance | Long-term growth strategy | Due diligence-ready
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Helpful Tools & Guides
Everything you need for a successful Mundaring purchase
Perth Hills Buyer Guide
Mundaring vs Darlington vs Stoneville—what the numbers really say.
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