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Home › Market Insights › Most Affordable Suburbs in Perth (2025 Guide)
Finding an affordable home in Perth has become tougher in recent years, but not impossible. As house prices across Western Australia continue to rise, many buyers and renters are rethinking what “affordable” really means. Whether you’re a first-home buyer trying to enter the market, a family looking for space on a budget, or an investor chasing value, knowing the cheapest suburbs in Perth can make all the difference between missing out and getting ahead.
Key Takeaways Perth still offers affordable housing despite rising prices, suburbs like Medina, Armadale, Camillo, and Midland remain below the city’s $710,000 median. Distance and transport are the biggest affordability drivers, outer suburbs 25–40 km from the CBD offer lower prices but longer commutes. Cheaper rent doesn’t always mean cheaper living , factor in transport, energy, and local amenities when comparing suburbs. Buyers can find hidden value in areas near infrastructure projects, urban renewal zones, or future train stations (e.g. Armadale, Bellevue). Investors are chasing yield, many affordable Perth suburbs now deliver rental returns above 6%, driven by tight vacancy rates. Sellers in affordable suburbs can still achieve strong prices through good presentation and marketing, as buyer demand remains high. Affordability = opportunity, today’s cheaper suburbs could become tomorrow’s growth areas as Perth expands and infrastructure improves. The smartest move: research suburbs carefully, visit in person, and compare real estate agents to find local experts who understand value and trends.
Key Takeaways
Next Step: If you’re thinking about buying, selling, or investing in Perth’s affordable suburbs, the best first move is to speak with a local expert who truly understands your area’s market dynamics.
Perth’s property market has surged since the pandemic, driven by population growth, tight housing supply, and steady job creation across the resources, health, and education sectors. The city’s median house price rose to around $710,000, up nearly 10% year-on-year, while rental prices also hit new records due to low vacancy rates below 1%.
That means “cheap” suburbs in 2025 aren’t necessarily cheap in the old sense, they’re simply the most affordable options compared to the citywide median. In Perth’s case, that means suburbs where you can still find houses under $600,000, or even closer to $500,000 in some outer or older areas. These places offer a crucial entry point for many locals who have been priced out of inner suburbs like Subiaco, Mount Lawley, or South Perth.
Knowing where these affordable suburbs are and what makes them affordable matters because it helps you:
In Perth, affordability is largely shaped by distance from the CBD, infrastructure quality, and local amenities. Outer suburbs like Medina, Armadale, and Camillo tend to have older housing stock and longer commutes, keeping prices lower. Meanwhile, middle-ring suburbs such as Westminster or Nollamara offer better proximity to the city and still cost less than half the price of inner Perth postcodes.
It’s also worth remembering that “cheap” doesn’t always mean “poor quality.” Many affordable suburbs are seeing renewed investor and government interest, with transport upgrades, new schools, and retail centres driving slow but steady improvement. For buyers and renters willing to look beyond prestige postcodes, these areas can offer stronger value for money and even potential capital growth in the years ahead.
Understanding why some Perth suburbs remain affordable while others skyrocket in price comes down to a mix of location, infrastructure, lifestyle, and perception. For many first-home buyers or renters, these factors can make the difference between finding a bargain and facing unexpected costs later.
Let’s break down the key influences:
Generally, the further you move away from Perth’s central business district (CBD), the cheaper homes become. Outer suburbs like Medina, Armadale, or Camillo often have median house prices well below $600,000 because they’re around 25–40 km from the city centre. The trade-off is usually a longer commute and fewer nearby amenities but for families or buyers prioritising space over location, it’s a fair exchange.
Public transport access is one of the strongest affordability drivers. Suburbs near major train stations or freeways (such as those along the Mandurah or Joondalup lines) tend to see stronger demand and higher prices. On the other hand, areas with limited public transport options, like parts of the outer south or east, remain more affordable because they’re less convenient for daily commuters.As Perth expands, however, projects like METRONET are slowly reshaping these dynamics, connecting more suburbs to the CBD and making once-overlooked areas more desirable.
People pay a premium for comfort and convenience. Suburbs with established shopping centres, schools, healthcare facilities, and parks are typically more expensive. By contrast, areas still developing their infrastructure or those with fewer services remain affordable. For instance, newer estates in Byford or Baldivis are priced lower partly because they’re still catching up with transport and retail development, even though they offer modern homes.
Perth’s outer growth corridors are expanding rapidly, especially in the south (Baldivis, Hammond Park) and north-east (Ellenbrook, Bullsbrook). When large tracts of new land are released for development, it increases supply and helps stabilise prices. This means buyers can often find brand-new houses or house-and-land packages for less than older homes in inner suburbs, though resale values can be slower to grow until the area matures.
Suburbs located close to industrial areas, business parks, or major employment hubs tend to have more stable demand, supporting prices. Areas further from job centres may remain affordable because residents rely on long commutes or limited local jobs. However, affordability here can also be an opportunity — as new industrial estates or logistics centres develop, they can lift housing demand and property values over time.
Sometimes, a suburb’s affordability is driven more by perception than reality. Areas once considered “rough” or “low-income” may still carry that reputation even after community renewal. Buyers who do their research, looking beyond old stereotypes and focusing on data like crime rates, council upgrades, and demographic shifts, can often spot suburbs on the verge of transformation.
Local and state planning decisions play a big role in long-term affordability. A suburb earmarked for new transport links, zoning changes, or urban renewal often sees early signs of growth. Those who buy before major projects are completed (such as the METRONET Airport Line or Tonkin Highway extensions) may enjoy both lower entry prices and capital gains as accessibility improves.
In short: affordability in Perth isn’t random, it’s the product of where a suburb sits on the map, how connected it is, and what’s coming next. Knowing these levers helps buyers make smarter, future-proof choices rather than chasing today’s cheapest headline suburb.
Before naming Perth’s most affordable suburbs for 2025, it’s important to understand how these rankings are created and what they actually represent.
The suburbs featured in this guide are based on independently published data from trusted Australian sources, primarily:
The suburbs in our “affordable” list are selected using the following criteria:
All data reflects the most recent 12-month period up to mid-2025, capturing current market conditions rather than outdated snapshots.
While these figures are accurate as of publication, housing markets move quickly. New transport projects, rezoning, or shifts in demand can alter affordability rankings within months. Always check current REIWA or CoreLogic reports or speak to a local real estate agent before making financial decisions.
Even with Perth’s property market heating up, several suburbs still offer genuine affordability particularly for first-home buyers, young families, and budget-conscious investors. These areas provide the lowest median house prices in the metro region while still offering access to transport, shops, and schools.
Based on the latest 2025 Cotality data, these are the most affordable suburbs in Perth right now, ranked by median house price.
Source: Reiwa and Cotality Home Value Index.
One of the cheapest suburbs in the entire metro area, Medina offers older-style homes on generous blocks. It’s close to Kwinana town centre, schools, and parks. While public transport options are limited and the commute to the CBD is long, it remains a top pick for buyers chasing land and value.
Pros: Big blocks, affordable entry, close to amenities.Cons: Long commute, limited nightlife, older housing stock.
A long-time favourite among first-home buyers, Armadale offers excellent affordability with access to the Armadale train line, shopping centres, and new development projects. Investors are drawn by strong rental yields and the area’s ongoing infrastructure upgrades.
Pros: Train access, improving amenities, high rental demand.Cons: Perceived safety issues, mixed housing quality.
Neighbouring Armadale, Camillo provides family-friendly living at a very accessible price. It’s surrounded by parks, schools, and shopping centres, with quick access to Tonkin Highway.
Pros: Family-oriented, affordable, convenient access.Cons: Slower capital growth, older housing stock.
Once industrial, Midland has transformed into a lively urban hub with shopping, medical facilities, and strong transport links. It’s a gateway to the Swan Valley wine region and offers great value for buyers wanting connectivity without inner-city prices.
Pros: Train station, urban renewal, good amenities.Cons: Some industrial pockets, variable street appeal.
Located near Mandurah, Greenfields offers large, family-style homes and a relaxed suburban feel. It’s popular with downsizers and retirees looking for affordability and lifestyle, though the commute to Perth is long.
Pros: Spacious homes, peaceful environment, coastal access.Cons: Distance from CBD, limited job opportunities nearby.
Parmelia’s affordability and proximity to Kwinana train line make it a solid option for young families and first-home buyers. The suburb has seen steady investment in schools and local shops.
Pros: Convenient rail access, family amenities, improving reputation.Cons: Older properties, slower resale growth.
Close to Midland and the foothills, Bellevue is gradually transitioning from its industrial past into a more desirable residential pocket. It benefits from access to major highways and upcoming commercial upgrades.
Pros: Proximity to Swan Valley, accessible location, improving infrastructure.Cons: Still developing, limited retail options.
All seven of these suburbs sit well below Perth’s overall median house price of around $710,000 in 2025. While most are further from the CBD, they offer genuine opportunities for first-home buyers and investors priced out of the city’s inner suburbs. They’re ideal for those willing to trade commute time for space, lifestyle, or affordability and several, like Midland and Bellevue, are also benefiting from transport and infrastructure improvements that could drive future growth.
Buying or renting in one of Perth’s cheapest suburbs often means weighing up price versus lifestyle. While affordability can open the door to home ownership or ease financial stress, it usually comes with compromises in location, convenience, or amenities.
But here’s the thing: cheap doesn’t always mean bad, and expensive doesn’t always mean better. Understanding what you’re trading off (and what you’re gaining) helps you make smarter, more confident decisions.
Let’s break it down.
One of the biggest trade-offs in cheaper suburbs is distance. Areas like Medina, Greenfields, or Camillo are often 25–40 km from the CBD, meaning longer travel times for work or study. If you drive, you’ll spend more on petrol and parking; if you rely on public transport, train frequency or limited bus routes might make commuting slower.
However, this gap is slowly closing. Projects like METRONET are connecting outer areas to major employment hubs, meaning today’s long commute could be much shorter in the near future. For some families and FIFO workers, living further out still makes sense when the savings on housing outweigh transport costs. If you can work from home part of the week or don’t need to be in the city daily, the trade-off becomes minimal.
Cheaper suburbs generally have fewer cafés, shops, and entertainment venues than Perth’s inner or coastal areas. You might need to drive a bit further for major shopping centres or dining precincts. However, most affordable suburbs now have local parks, supermarkets, and schools and new estates often include small community hubs.
What’s changing fast is retail and recreation investment. Suburbs like Midland and Byford have seen major retail growth in recent years, bringing modern shopping and dining closer to budget-conscious residents. You might trade a local café scene for quieter living and larger homes, a win for families and those who value space over bustle.
Many affordable suburbs, especially in Perth’s south-east and south-west, have older homes built in the 1970s–1990s. These can look dated but often sit on larger land blocks and have solid brick structures that are perfect for renovations.
If you prefer something brand new, look toward developing suburbs like Byford, Ellenbrook, or Baldivis, where house-and-land packages are still cheaper than buying an established home closer to the city. Older homes = character and land. New homes = convenience and low maintenance. Either way, you’re paying less for more space.
Affordable suburbs can lag behind in infrastructure, for instance, fewer hospitals, schools, or sporting facilities. However, this is also where the biggest opportunities lie. Areas on Perth’s urban fringe are now getting billions in government investment through rail extensions, new roads, and community hubs. Once these are completed, property values often rise.
Today’s affordable suburb might be tomorrow’s growth hotspot if it’s on the government’s upgrade radar.
While cheaper suburbs can take longer to appreciate in value, they also offer lower entry prices and stronger rental yields which can be appealing for investors. Suburbs undergoing gentrification, such as Midland or Bellevue, often experience steady growth once infrastructure catches up and perception improves.
On the flip side, suburbs with ongoing oversupply (many new land releases) might grow slowly until demand balances out. If you buy in the right affordable suburb, patience can pay off, affordability today often becomes opportunity tomorrow.
Some affordable suburbs have reputations that keep prices low, but perceptions aren’t always accurate. Many of these areas are undergoing gradual renewal with new families moving in, schools improving, and crime rates stabilising. Do your own research. Visit, talk to locals, and read council reports before making assumptions. You might find a suburb that’s far better than its old image suggests.
Don’t let reputation alone decide. Look at the data, the people, and the progress happening on the ground.
Cheaper suburbs often offer something money can’t buy, a sense of community. Because many residents are young families or first-time homeowners, local events, parks, and schools can feel friendlier and more down-to-earth. You might not have ocean views, but you’ll have more backyard, space for pets, and quieter streets, a big lifestyle upgrade for many.
If you value space, family time, and community, Perth’s affordable suburbs can deliver exactly that, just without the postcode prestige.
In summary, choosing a cheaper suburb is about finding your balance. You might give up a short commute or a trendy café strip, but you gain financial breathing room, a larger home, and often a foothold in a rising market.
Buying, selling, or investing in Perth’s most affordable suburbs can be a smart move, if you know how to play it right. While low-cost areas often attract attention for their price tags, the real advantage comes from knowing how to spot future growth, buying strategically, and presenting properties effectively when it’s time to sell.
Here’s how buyers, sellers, and investors can each make the most of Perth’s affordable housing pockets.
Buying in a cheaper suburb doesn’t mean settling for less, it means buying smarter. The key is to look beyond price and focus on long-term livability and growth.
Pro Tip: Focus on value, not just price. The cheapest home isn’t always the best buy but the most liveable, well-located one often is.
Perth’s affordable suburbs have become a magnet for yield-focused investors, particularly from the eastern states. With tight rental supply and strong population growth, many suburbs under $600,000 are delivering rental yields above 6%, rare in Australia’s capital cities.
Here’s how investors can make the most of it:
Pro Tip: Cheap doesn’t mean risky, poorly researched does. Use REIWA or CoreLogic data to confirm trends before investing.
Selling in a “cheap” suburb doesn’t mean underselling your property. With buyer demand strong across Perth, even lower-priced areas can achieve excellent sale results if marketed correctly.
Here’s how sellers can maximise their sale price and attract genuine buyers:
Pro Tip: Even in cheaper suburbs, a well-marketed, well-presented home can outperform the median by tens of thousands of dollars.
Whether you’re buying, selling, or investing, a few principles always hold true:
Perth’s cheap suburbs offer more than budget-friendly housing, they’re the stepping stones to building equity and financial freedom. For first-home buyers, they’re the start of ownership. For investors, they’re reliable yield markets. And for sellers, they’re communities where strong demand still delivers fast results
Perth’s property market in 2025 shows one clear truth: affordability still exists, but it’s moving further out. While the city’s overall median house price has climbed past $700,000 (REIWA 2025), many suburbs under the $600,000 mark still offer a realistic way for locals to buy, rent, or invest without overextending.
Whether you’re a first-home buyer chasing a foothold, a renter seeking value, or an investor looking for reliable returns, Perth’s cheap suburbs can deliver opportunity, provided you choose carefully.
As of 2025, Medina tops the list as Perth’s cheapest suburb, with a median house price of around $540,000, according to REIWA. Other highly affordable options include Armadale, Camillo, and Midland, all priced well below the citywide median.
Most of Perth’s cheapest suburbs sit between $540,000 and $610,000 for houses, based on 2025 REIWA data. That’s roughly $100,000–$170,000 less than Perth’s overall median price.
Affordable suburbs are usually between 20 and 40 km from Perth’s CBD. For example, Armadale is about 25 km south-east, while Medina is roughly 35 km south-west.
Yes. Suburbs like Westminster and Nollamara, located within 10 km of the city, still offer relatively affordable rents and smaller villas for buyers priced out of inner Perth.
It depends on your goals. Buying can build long-term equity as Perth’s market continues to grow, while renting offers flexibility if you’re not ready to commit. In many affordable suburbs, weekly mortgage repayments are now similar to or lower than rent.
Areas with new transport links, retail development, or infrastructure projects often see the strongest future growth. Midland, Bellevue, and Armadale are considered up-and-coming due to ongoing government investment.
Yes, coastal affordability is rare, but suburbs near Mandurah, such as Greenfields, still offer affordable houses and a relaxed coastal lifestyle, though they’re around 70 km from Perth CBD.
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