Cheapest Suburbs in Perth 2026: Where to Buy Under $550K

Perth's property market has rebounded strongly from its extended downturn of the mid-2010s, with median house prices climbing steadily as population growth accelerated and rental vacancy tightened. Despite this recovery, Perth remains one of Australia's most affordable capital cities, and its cheapest suburbs offer median house prices in the $350,000 to $550,000 range — significantly below comparable suburbs in Sydney, Melbourne, or Brisbane. For first-home buyers or investors looking for accessible entry points with strong rental demand, Perth's south-east and eastern corridors present compelling opportunities.

This guide examines Perth's cheapest suburbs for 2026, covering transport connections, amenities, employment hubs, and growth outlook. Before making a purchase decision, use Realestate Lens's property research tools to access detailed suburb-level data and compare options side by side.

How We Selected These Suburbs

We identified Perth's cheapest suburbs using publicly available median house price data from REIWA and CoreLogic, filtering for suburbs within the Perth metropolitan area with at least 30 house sales per year. Each suburb was then assessed against:

• Median house price: Must be substantially below the Perth metropolitan median.
• Transport access: Proximity to Transperth train stations and major road links.
• Amenities: Schools, shopping centres, healthcare, and recreational facilities.
• Employment access: Proximity to job hubs including industrial areas, commercial centres, and the CBD.
• Rental yield: Gross yield above the Perth metropolitan average, reflecting solid rental demand.

All price estimates are based on data available as of early 2026 and will move with market conditions.

Perth's Cheapest Suburbs

Armadale

Median house price: ~$420,000 | Gross rental yield: ~5.8%

Armadale is the major commercial and transport hub of Perth's south-eastern corridor, located approximately 30 km from the CBD. The suburb has its own Transperth train station on the Armadale line, providing direct access to Perth CBD (approximately 45 minutes). It is also connected to Tonkin Highway and Albany Highway for road access.

Armadale has a well-developed town centre including Armadale Central Shopping City, Armadale Health Service, a TAFE campus, and the City of Armadale council offices. Multiple primary and secondary schools serve the area, including Armadale Senior High School. The suburb benefits from its status as a regional service centre, providing employment and amenities that surrounding suburbs depend on. The Armadale line METRONET upgrade is expected to improve service quality and frequency.

Camillo

Median house price: ~$390,000 | Gross rental yield: ~6.0%

Camillo is a quiet residential suburb adjacent to Armadale, offering some of the lowest median house prices in metropolitan Perth. The suburb is serviced by the nearby Kelmscott and Armadale train stations, both within a short drive or bus trip. Housing stock is predominantly 1970s-1990s era brick-and-tile homes on generous lots (typically 700-900 sqm).

Grovelands Primary School and proximity to Armadale's schools and amenities serve the local community. The suburb has a family-oriented character with wide streets and established gardens. Larger block sizes offer potential for subdivision or ancillary dwelling construction, which can significantly boost investment returns. Camillo's combination of low entry price and strong yield makes it one of Perth's most compelling cash-flow options.

Brookdale

Median house price: ~$450,000 | Gross rental yield: ~5.4%

Brookdale is a newer suburb in the City of Armadale, developed primarily from the 2000s onwards. It features modern housing on typical growth-area lot sizes (350-550 sqm) and has a more contemporary feel than the older suburbs in the Armadale corridor. The suburb is positioned between Armadale and the Byford growth area to the south.

Brookdale Primary School serves the local community, and the suburb is within easy reach of Armadale's town centre amenities. Bus services connect Brookdale to Armadale station, and the Tonkin Highway provides road access. The suburb suits buyers who prefer newer construction with lower maintenance requirements, at a price that is still well below the Perth median.

Gosnells

Median house price: ~$480,000 | Gross rental yield: ~5.3%

Gosnells is an established suburb approximately 22 km south-east of the Perth CBD, serving as the administrative centre for the City of Gosnells. The suburb has its own Transperth train station on the Armadale line, providing direct access to Perth CBD in approximately 35 minutes.

Amenities are comprehensive for a suburb at this price point — Gosnells Shopping Centre, a public library, the Gosnells Community Recreation Centre, and a range of schools including Southern River College. The suburb is adjacent to the Canning River, providing parkland and walking trails. Gosnells has a more established feel than many of Perth's growth-area suburbs, with mature streetscapes and a mix of housing styles from the 1960s to present.

Seville Grove

Median house price: ~$460,000 | Gross rental yield: ~5.4%

Seville Grove sits between Armadale and Kelmscott, benefiting from proximity to both town centres. The suburb has a mix of established 1980s-2000s housing and some newer infill development. Kelmscott station (Armadale line) is the nearest train station, approximately 2 km away.

Seville Grove Primary School serves the local community, and the suburb is well-connected to Armadale's retail and commercial amenities. Parks and reserves are scattered throughout the suburb, and the Canning River is nearby for recreational activities. Seville Grove offers a step up in amenity from some of the cheaper pockets while remaining significantly more affordable than suburbs closer to the CBD.

Kelmscott

Median house price: ~$490,000 | Gross rental yield: ~5.2%

Kelmscott is one of the more established suburbs in Perth's south-east, positioned at the base of the Darling Scarp with attractive bushland surroundings. The suburb has its own Transperth train station (Armadale line) and a well-developed town centre along Albany Highway with shops, cafes, and services.

The area benefits from proximity to the Canning River and the hills, providing a lifestyle element that many flat outer suburbs lack. Schools include Kelmscott Senior High School and several primary schools. Kelmscott's character, established amenities, and natural setting make it one of the more appealing suburbs at this price point. Its median price is at the upper end of the affordable range but reflects genuinely better amenity.

Midland

Median house price: ~$450,000 | Gross rental yield: ~5.5%

Midland is the major commercial hub of Perth's eastern corridor, located approximately 20 km from the CBD at the terminus of the Midland train line. The suburb has a significant town centre with Midland Gate Shopping Centre, St John of God Midland Public Hospital (a major regional hospital), a TAFE campus, and the Midland Workshops redevelopment — a former railway workshop site being transformed into a mixed-use precinct.

The suburb's role as an employment and services hub means it supports a broad rental market, from healthcare workers to retail staff. Multiple schools serve the area, and the Swan Valley wine region is adjacent for lifestyle appeal. Midland's infrastructure is more developed than most suburbs at its price point, and the ongoing Workshops redevelopment adds a medium-term growth catalyst.

Koongamia

Median house price: ~$380,000 | Gross rental yield: ~6.1%

Koongamia is a small residential suburb adjacent to Midland, offering some of the lowest house prices in metropolitan Perth. The suburb is predominantly comprised of post-war housing on larger lots. Midland station is approximately 2 km away, and the suburb benefits from Midland's comprehensive amenities and services.

The suburb is compact and quiet, with a community feel. Koongamia Primary School serves the local area. The larger block sizes and very low entry price attract investors seeking high-yield properties and buyers willing to renovate or add ancillary dwellings. Koongamia's proximity to Midland's hospital and commercial precinct is a significant advantage for such an affordable suburb.

Stratton

Median house price: ~$440,000 | Gross rental yield: ~5.5%

Stratton is a residential suburb in the City of Swan, situated north-east of Midland near the base of the Darling Scarp. The suburb was developed primarily in the 1990s and features predominantly brick-and-tile homes in a planned estate layout. Midland station is approximately 4 km away, with bus services providing connections.

Stratton Primary School serves the local community, and the suburb is within easy reach of Midland's shopping, healthcare, and education facilities. Parks, playgrounds, and the nearby Helena Valley bushland provide recreational options. Stratton's planned estate layout gives it a more cohesive streetscape than some older affordable suburbs, appealing to families seeking an orderly suburban environment.

Middle Swan

Median house price: ~$470,000 | Gross rental yield: ~5.3%

Middle Swan is located between Midland and the Swan Valley, offering a semi-rural feel while remaining within the metropolitan area. The suburb has a mix of residential properties and some larger rural-residential lots on the fringes. Middle Swan station on the Midland line provides direct train access to Perth CBD.

The suburb benefits from proximity to both Midland's services and the Swan Valley lifestyle precinct (wineries, restaurants, markets). Middle Swan Primary School serves the local area. The Swan River runs through the suburb, providing green space and recreational areas. For buyers who want a quieter, more spacious environment without sacrificing train access, Middle Swan offers an appealing balance at an affordable price.

What to Watch Out For

Perth's cheapest suburbs offer some of the most affordable house prices of any Australian capital, but buyers should be aware of these considerations:

• Older housing stock: Many homes in the established Armadale and Midland corridors date from the 1960s-1980s and may have asbestos fencing or sheeting, outdated plumbing, or require restumping. Always get a thorough building and pest inspection.
• Resource sector sensitivity: Perth's economy is more exposed to mining and resources cycles than other capitals. While the economy is diversifying, a downturn in commodity prices can affect employment and housing demand, particularly in outer suburbs.
• Limited public transport frequency: While the Armadale and Midland train lines exist, service frequency outside peak hours can be limited. Suburbs that rely on bus connections to reach a station may require a car for practical daily transport.
• Bushfire risk in hills-adjacent areas: Suburbs near the Darling Scarp (Kelmscott, parts of Armadale) may fall within Bushfire Prone Areas. Check mapping and understand the implications for insurance and building requirements.
• Subdivision and development activity: Large lots being subdivided can change the character of a street. Check the local council's planning records for approved subdivisions near any property you are considering.

For a comprehensive checklist of what to research before buying, read our suburb research guide. If you are a first-home buyer, our first home buyer's guide covers the full process from deposit to settlement.

Key Takeaway

Disclaimer: The prices and yields quoted in this article are approximate and based on publicly available data as of early 2026. Property markets change constantly. This is general information only and not personal financial or investment advice. Always conduct your own due diligence and consider consulting a qualified financial adviser before purchasing property.