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Suburb profile ·Kalamunda LGA · WA ·6076

Kalamunda WA 6076

Kalamunda is in Kalamunda LGA, WA, postcode 6076, with population 7,163.

The read

Growth-momentum

There are enough stretched or weaker signals here that you should assume trade-offs rather than a clean story. Use compare mode to see whether the downside is price, local quality, or weaker momentum before treating it as a target suburb.

$600/wk
Rising
+3.4% YoY
Sep 2024 → May 2026 · 20 periods
WA rental bonds · suburb grain · May 2026
$900
$560
Sep 2024May 2026
Why it fits

Recent price movement shows visible market momentum. School coverage gives the page a stronger family/livability signal. Transport coverage adds a practical access signal.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$1.1M
House median, latest period
↑20.2%YoY D7 vs AU
Median rent
$600/wk
Income-stretched rent market
↑3.4%YoY D10 vs AU
Gross yield
2.8%
Low yield band
D9 vs AU
Population
7,163
7K local footprint
D10 vs AU
Schools
4
Matched school context
D10 vs AU
Drive to city
55 min
48.8 km to Perth CBD · free-flow
Solar
5,502
283 added 12mo · 31MW
Price cycleAt its peak
LowPeak

At / near its all-time high

See trend depth →

Price history

House, unit and vacant land medians · ABS + state datasets

Houses to 2026 · Units to 2024 — house and unit medians are released on separate cycles, so their latest period can differ.

Trend & investor depth

Derived from this suburb's own price, rent and income history
Cycle positionAt its peak
Low · 2019Peak · 2026

At / near its all-time high

Price growth (compound)% per year
3-yr
+15.3%
5-yr
+12.7%
Affordability trajectoryImproving
Price
+3.7%/yr
Income
+5.2%/yr

Growth in median price vs median household income — improving — incomes outgrowing prices.

Yield trend3.6% → 4.3% (+0.6pp · rent outgrowing price)
Indicative cashflow-$633/wk (-$32,920/yr) · interest-only @ 6.4%, 80% LVR
Value vs advantage+13% vs suburbs of similar SEIFA advantage (decile 8)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Agrade · 91/100 · top 9% of 3,604AU suburbs
Peer distributionstronger than 91% of AU suburbs
WeakerTypicalStronger
Capital growth81
Rental yield84
Stability89
Volatility-8.4ppCycle-2.0Affordability+1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Kalamunda

Owner-occupied 85%Rented 15%
Investor activityATO
Negatively geared6.8%
983 of 2,184 landlords
Avg rental loss$7,201/yr
Landlords (rental income)2,184
Reported capital gains1,717
The read

Owner-occupier stronghold

83% of homes here are owner-occupied and 15% rented, with 7% of landlords negatively geared.

Why it fits

83% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

What to check

Gross yield 2.8% is thin — returns here lean on capital growth, not cash flow.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
77%
of household income to service a new loan
17.4 yrs
to save a 20% deposit
Severe
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $5,390/mo vs median rent $2,600/mo (+107% · +$644/wk)

If rates move

At 4.2%: $4,303/mo (-1,086) · at 6.2% (current): $5,390/mo · at 8.2%: $6,580/mo (+1,191)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
13.0x
median home price as a multiple of annual household income
Stretched
Renting
37%
median weekly rent as a share of gross household income (the 30% rule)
Stretched

Owners with a mortgage repay a median of $2,100/mo, while renters pay about $2,600/mo — renting runs $500/mo higher on these medians.

Median price
$1.10M
Household income · yr
$84K
Median rent · wk
$600
Owner mortgage · mo
$2,100
Gross yield
2.8%

Household income

ABS Census · ATO
$84K household · yr-1.4% vs WA suburb median
Personal
$40K
Family
$114K
Household
$84K
Household income distribution (ABS Census 2021 · weekly)fewer than 16% could service the median house
Under $300
113
$300-649
354
$650-999
360
$1,000-1,499
405
$1,500-1,999
240
$2,000-2,999
421
$3,000-3,999
284
$4,000+
408

Serviceability line: a household needs about $4,146/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 57% of households here would spend more than 30% of income on rent (rent stress line: $2,000/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$52K → $64K

Housing stock and tenure

ABS Census 2021
Tenure (2,820 households)1.5% social housing
Owned outright
49%
Owned with mortgage
34%
Rented
15%
Dwelling structure6.9% of dwellings unoccupied on census night
Separate house
89%
Townhouse / semi
9%
Flat / apartment
1%

Getting to work: 79% drive, 3% public transport, 2% walk or cycle, 11% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total4
Avg ICSEA1026
Students1,638
Government4
  • Kalamunda Senior High SchoolSecondary · Government · ICSEA 1030
  • Kalamunda Primary SchoolPrimary · Government · ICSEA 1059
  • Kalamunda Primary Education Support CentreSpecial · Government · ICSEA 1015
  • Kalamunda Secondary Education Support CentreSpecial · Government · ICSEA 1000

Livability

OSM · GTFS · schools + hospitals
92/ 100 livability index

Top 8% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 92% of Australian suburbs
WeakerTypicalStronger
Everyday access91
Public transport (57 stops)87
Schools & hospitals88

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Development screen

Could a secondary dwelling be worth investigating?

More supporting context
ancillary dwelling / granny flat screening context Low broad constraint context

Policy position

Official policy reviewed

R-Codes Volume 1 apply across WA and are administered by local government; compliant ancillary dwellings can be proposed on residential zoned land including grouped/multiple dwellings and strata lots.

Rental use: Same-title ancillary dwellings can be relevant to hosted accommodation rules; check STRA registration and local government requirements where used short-term.

Open official policy source

Separate houses

83.1%

Suburb share of occupied private dwellings recorded as separate houses.

5.1 pp above the state median

State median 78.0% · 438 valid suburbs

Residential-zone context

Not staged

A comparable planning-zone layer is not staged for this state.

Rental households

14.9%

Demand context only; it does not establish permission to rent a secondary dwelling.

9.2 pp below the state median

State median 24.1% · 438 valid suburbs

Mapped hazards

Not staged

No broad-area layer staged for this suburb. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Source reviewed

    State policy position

    QuickProperty reviewed the official ancillary dwelling / granny flat policy source.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Kalamunda unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Kalamunda, WA 6076 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

Code baseline only

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

No local compliance layer is staged.

This is missing evidence, not evidence that the property has no constraints.

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Population outlook

ABS projection · Kalamunda - Maida Vale - Gooseberry Hill SA2 area · 2022 base
15,658 people · 202215,765 by 2032 (+0.7%)

ABS population projection (2022 base) for the Kalamunda - Maida Vale - Gooseberry Hill SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Kalamunda WA — Property Data and Demographics

Kalamunda (postcode 6076) is a mid-sized suburb in Western Australia within the Kalamunda local government area. With a population of 7,163, the suburb has a settled, mature resident base with a median age of 49. Households earn a median income of $84K per year, with an average household size of 2.4 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.5% year-on-year at the LGA level. WA employment has moved +1.9% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. WA also had 24 Commonwealth-backed major projects under construction, 12 underway, and 12 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, technicians & trades, managers. Employment in the area leans toward healthcare and education. The top ancestries reported are English, Australian, Scottish.

The median house price in Kalamunda is $1.1 million, having climbed sharply by 20.2% over the past year. Units have a median price of $495,000 (+3% YoY). The current median weekly rent is $600. This gives a gross rental yield of approximately 2.8%. The median monthly mortgage repayment is $2,100.

Kalamunda is served by 4 schools, including 1 primary, 1 secondary, 2 special. The average ICSEA score is 1026, which is around the national average of 1,000. Public transport access includes 14 rail stations, 43 bus stops. Healthcare facilities include 1 public hospital.

Looking at the investment signals, The gross rental yield works out to roughly 2.8%, which reads as low yield. Property prices are near the state median ($1.1M/$1.0M). The price-to-income ratio of 13.0x is considered stretched. House prices have moved +20.2% year-on-year. Population growth of +1.5% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.8%↓ Low Yield
Price vs State$1.1M/$1.0M· Near Median
Affordability13.0x↓ Stretched
Price Momentum+20.2%↑ Rising
Pop. Growth+1.5%· Stable
Development+0%· Steady
InvestmentWA
Mortgage · mth$2,100
Rent · wk(Census)$360
Market rent · wk(Feb 2026)$600
Gross yield1.7%
Price / income13.0x
Population growth · Kalamunda LGAABS ERP
Population (2025)65,007
5-year growth+1.5% CAGR
YoY change+1.5%
20012025
Development · Kalamunda LGAABS Approvals
Approvals (2026)164
Houses 96%Units 4%
YoY change+0%
Employment · Kalamunda LGASALM
Unemployment (Dec-25)3.5%
YoY change+0.6pp
Dec-10Dec-25
Property investors · Postcode 6076ATO
Negatively geared6.8%
983 of filers
Avg rental loss$7,201/yr
Landlords (rental income)2,184
Reported capital gains1,717
People & prosperity
DemographicsCensus 21
Population7,163
Median age49
Household size2.4
HH income · wk$1,622
Personal income · wk$773
Persons / bedroom0.7
IncomeATO 22-23
Median income$63,581
Mean income$85,871
Earners10,756
YoY change+8.2%
SEIFA indexABS
Advantage (IRSAD)8/10
Education (IEO)8/10
Economic (IER)7/10
Disadvantage (IRSD)9/10
Income momentumCensus 16→21
HH income · wk$1,509 → $1,622
Change+7.5%
vs WA median-6.2 pp
Median rent+2.9%
softeningvs WA 2016–21
Top occupationsCensus
Professionals862Technicians & Trades509Managers501Clerical & Administrative442Community & Personal Service361
Top industriesCensus
Healthcare428Education410Construction296Professional Services275Retail Trade270
Top ancestryCensus
English3,636Australian2,311Scottish885Irish851Italian482
Area & amenity
Local amenitiesOSM
Supermarkets4
Pharmacies3
GP / clinics1
Fuel stations3
Cafes & dining21
aldi1
coles1
iga1
woolworths1
TransportGTFS
Rail stations14
Bus stops43
Canning Rd After Railway Rd
Mead St After Railway Rd
Parke Rd After Railway Rd
Railway Rd After Burt St
Railway Rd After Canning Rd
Hospitals · Kalamunda LGAAIHW
Public1
Private0
Kalamunda Hospitalpublic · in suburb
Aged care · Kalamunda LGAGEN
Facilities6
Residential places459
Karingal Green162 places
Carmel Roshana Care120 places
Jeremiah Donovan House65 places
Amana Living Parry Care Centre40 places
Burswood Care Sunshine Park36 places
Villa Maria36 places
Childcare · Kalamunda LGAACECQA
Services31
Approved places2,081
Exceeding NQS2
Kids Academy Early Learning Centre & OSHC - Forrestfield183 places
Sprouts Forrestfield ELC PTY LTD104 places
ClubHQ Kalamunda97 places · in suburb
Green Leaves Early Learning High Wycombe94 places
Green Leaves Early Learning Maida Vale94 places
Little Friends Place Early Learning Centre86 places · in suburb
+25 more in Kalamunda LGA
Nearby in Kalamunda LGA12
Lesmurdie$1.2M · 8,413Wattle Grove$964K · 6,547Maida Vale$945K · 4,499High Wycombe$866K · 12,198Forrestfield$850K · 13,181Gooseberry Hill$1.3M · 3,323Walliston$920K · 1,016Bickley$1.1M · 713Carmel$1.3M · 754Piesse Brook$1.4M · 214Pickering Brook$525K · 579Paulls Valley · 83
Tax calculatorsaustax.tools
Stamp Duty CalculatorWA ↗Land Tax CalculatorWA ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
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Sources & freshness
Strong evidence

Kalamunda carries enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Prices come from release-based suburb series.

REIWA public suburb pages (annual median series) scraped monthly; unmatched suburbs fall back to annual ABS SA2 series

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
REIWA · 2026 · REIWA public suburb pages (annual median series) scraped monthly; unmatched suburbs fall back to annual ABS SA2 series
medium stability · automated · every update · monthly
Available
Market rent
WA rental bonds · Feb 2026 · State market dataset
medium stability · automated · every update · monthly
Available
Crime
State crime dataset · No linked local crime series
Missing
Schools
ACARA 2025 · 4 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 1 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · 57 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Greater Perth

Kalamunda sits in Perth — explore the metro.

Kalamunda FAQ

Common questions
  1. What LGA is Kalamunda in?

    Kalamunda is in the Kalamunda Local Government Area, WA, postcode 6076. Council-level context for Kalamunda LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Kalamunda?

    The current median house price in Kalamunda, WA is $1.1M, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Kalamunda?

    The median weekly rent in Kalamunda is $600/wk, based on the current market rent dataset. The current rent signal is income-stretched rent market.

  4. What does the rent signal say about Kalamunda?

    Income-stretched rent market: Weekly rent screens at about 49% of annual income. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Kalamunda a good investment?

    QuickProperty's investment signals for Kalamunda show: Low Yield, Near Median, Stretched. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Kalamunda?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Kalamunda data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.