City Of Bayswater
Western Australia
Good to Know
Bayswater, WA is a high-value house market in the City of Bayswater area, currently positioned as a long-hold capital growth submarket. Located about 7 km north-east of Perth CBD, Bayswater is home to roughly 69,283 residents across 36,805 dwellings, with a vacancy rate of 0.8%.
According to HtAG Analytics, Bayswater is exhibiting supply-constrained buying pressure. Stock on Market sits at 0.8% and Inventory at 2.04 months — below the ~3-month balanced-market threshold — driving +15.4% YoY price growth and +5.8% YoY rent growth.
What the market data is signalling
Bayswater shows strong capital appreciation: prices are up 15.4% over the last year while rents have climbed 5.8%. That gap indicates capital growth is currently outpacing rental income, which can compress gross yields even as capital returns rise.
Low vacancy of 0.8% and constrained Inventory at 2.04 months point to tight rental and sales conditions that support further upward pressure on both rents and prices. See where Bayswater sits on the Markets in the Moment (MiM™) heatmap.
Who lives in Bayswater — and why it matters for investors
Bayswater's IRSAD of 1018 sits above common affordability thresholds and signals a relatively advantaged socio-economic profile, which tends to support lower volatility and steadier long-run capital resilience. The renter/owner split is 32.0% renters (neutral band) and the units/houses mix is 25.0% (neutral), indicating a balanced tenure structure that moderates rental churn.
For more on how IRSAD links to property outcomes see our IRSAD Crossover study.
Why suburb-level data matters for Bayswater
Suburb-level metrics reveal the detail investors need: Bayswater's typical house price is $1,148,802, median rent $747 (gross yield 3.38%), Stock on Market 0.8%, Inventory 2.04 months and median days on market 29 days. Those neighbourhood-level signals should drive buy/sell decisions rather than broader council averages, because council statistics can blend very different pockets.
Read more on why council averages can hide opportunity in our LGA vs Suburb research. For a downloadable breakdown, get the full Bayswater data guide.
What's behind the RCS™ score of 82
The HtAG RCS™ of 82 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite. High composite scores usually reflect a blend of strong price momentum, acceptable yield and stable demand; however, the sub-score breakdown is critical when matching the suburb to your specific strategy.
Learn how the RCS™ is built, then open Bayswater in HtAG Copilot to inspect the full sub-score breakdown and scenario testing.
Forward signals to watch
Vacancy: the vacancy rate — currently 0.8%: sustained sub-1% vacancy over 12–24 months typically means strong tenant competition, faster rent growth and lower arrears risk, but also greater political and affordability scrutiny.
Building approvals: the building approvals ratio — currently 1.06%: a neutral reading that implies a steady flow of new supply but not a large wave of completions that would materially soften local tightness in the short term.
Perth cycle phase: city-wide shifts in the Perth cycle would affect local momentum — continued expansion would reinforce Bayswater's growth trend, while a Perth-wide slowdown would likely slow capital gains and could push yields higher as prices adjust.
Does this area meet your investment goals?
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RCS Breakdown
City Of Bayswater's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
starter
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Critical to know
Market Trends
City Of Bayswater's headline values — $1,148K to buy and $745PW to rent, a 3.37% gross yield. Over the past decade, prices have moved 100.88% and rents 81.07% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,148K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$745PW today, with rent growth at (+5.82% YoY) compared to price growth (+15.4%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is City Of Bayswater in its cycle - and is the 3.37% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping City Of Bayswater's long-hold story?
Beyond the headline price, City Of Bayswater carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
City Of Bayswater's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Critical to know
Fundamentals
City Of Bayswater can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is City Of Bayswater genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do City Of Bayswater prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into City Of Bayswater - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
City Of Bayswater looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does City Of Bayswater's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether City Of Bayswater has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
City Of Bayswater shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether City Of Bayswater has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.