Beeliar WA Property Investment
Cockburn · 6164 · Score: 72/100 · Buy
Beeliar Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Beeliar WA Investment Brief
BUY — 3.5% gross yield on a $1,148,474 median.
THE MARKET
Beeliar has compounded at 1.3%/yr over 5 years — a house that cost $1,076,649 in 2021 is worth $1,148,474 today. Properties are sitting on market for 38 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,225,091 by 2031.
- Median house: $1,148,474 | Units: $724,042
- Gross yield: 3.5% | Net yield: 2.0%
- 5yr price CAGR: 1.3%/yr | 3yr forecast: 13.5%/yr
- Population: 8,617 | Owner-occupier rate: 74% | Affluence: High
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 0.9% (improving) | Rental demand: Very High
- Median weekly rent: $773/wk | Days on market: 38 (stable)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
Insufficient STR data for this suburb. Run a specific address analysis for property-level STR projections.
INFRASTRUCTURE & CATALYSTS
- METRONET (Perth Rail Expansion) (Under Construction)
- METRONET Thornlie-Cockburn Link (under_construction)
- Transport: Cockburn Central station 4.5km away
BULL CASE
If Beeliar maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $1,320,745 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Beeliar pull back 10-15% from $1,148,474, with vacancy rising to 1.6% and rental yields softening as tenants gain leverage.
KEY RISKS
- No significant risk factors identified for this suburb
COMPARABLE MARKETS
- Gosnells (WA): $810,560 median, 4.2% yield, 12.5% 1yr growth
- Mirrabooka (WA): $888,983 median, 4.1% yield, 13.2% 1yr growth
- Champion Lakes (WA): $830,000 median, 4.7% yield, 3.4% 1yr growth
THE PLAY
Beeliar presents a compelling investment opportunity. The combination of solid fundamentals and very high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.5% and prioritise properties with value-add potential. Consider timing entry around the current recovery phase of the market cycle.
- Entry range: $1,033,627 – $1,263,321
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy staying below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 1.3% + 10yr CAGR 3.2%
- +Strong population growth (2.9%/yr) driving demand
- +Very tight rental market (vacancy 0.9%) — upward price pressure
- +Premium transport infrastructure — supports long-term capital growth
- −High supply pipeline (5782 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-06
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
1,120
2020
1,836
2021
1,034
2022
779
2023
1,013
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 6164
Decile 8 of 10 — Low disadvantage
Population
66,124
Education (IEO)
7/10
Econ. Resources (IER)
9/10
10-Year Investment Projection
Modelled on Beeliar WA data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $773/wk median rent for Beeliar. Capital growth and rent increase are editable assumptions.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.