Bayswater, WA 6053
City Of Bayswater, Western Australia
Good to Know
Bayswater, WA 6053 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, it is home to roughly 15,288 residents across 9,077 dwellings, with a vacancy rate of 0.68%.
According to HtAG Analytics, Bayswater is exhibiting tight supply and strong capital demand. Stock on Market sits at 0.25% and Inventory at 2.64 months — around the ~3-month balanced-market threshold — driving +14.4% YoY price growth and +4.3% YoY rent growth.
What the market data is signalling
Bayswater's market shows capital-growth leadership: price growth of +14.4% is outpacing rent growth of +4.3%, which compresses gross yields to 3.26% even as rents rise. Low Stock on Market (0.25%) and a sub-1% vacancy (0.68%) point to strong demand and limited listing supply, while Inventory at 2.64 months sits near the balanced threshold — a combination that supports further capital momentum unless listings increase. For the broader pattern across metros, see the Markets in the Moment (MiM™) heatmap.
Who lives in Bayswater — and why it matters for investors
Bayswater scores 1050 on IRSAD, which sits comfortably above the recommended minimum and signals above-average socio-economic advantage. The adult population of 15,288 with a renter/owner split of 28.0% (neutral) and a units/houses mix of 15.0% (neutral) suggests stable owner-occupation with steady rental demand — a profile that can reduce downside volatility and support reliable long-cycle growth. Read the IRSAD Crossover study for why neighbourhood socio-economic bands matter for price trajectories.
Why suburb-level data matters for Bayswater
Council- or metro-level averages mask local pockets. Bayswater's own metrics — a typical house price of $1,199,036, gross yield of 3.26%, Stock on Market at 0.25%, Inventory of 2.64 months and median days on market of 26 days — tell the real story for buying or holding here. Decisions should be based on these suburb-level signals rather than broader averages; see our method notes in LGA vs Suburb research.
Download the full Bayswater data guide.
What's behind the RCS™ score of 91
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite to help match markets to strategy. A score of 91 indicates strong alignment toward capital growth while still offering cashflow resilience; read the sub-score breakdown to match Bayswater to your hold, leverage and risk tolerance. For methodology, see how the RCS™ is built. To explore this suburb in the tool, open Bayswater in HtAG Copilot.
Forward signals to watch
vacancy rate — currently 0.68%: sustained sub-1% vacancy typically tightens rental competition and supports upward pressure on rents and yields over 12–24 months.
building approvals ratio — currently 1.18%: a neutral approvals reading that suggests construction isn’t flooding the market, so current low-supply signals may persist unless approvals increase markedly.
Perth cycle phase: a city-wide shift from expansion to slowdown would moderate local momentum in Bayswater, while continued expansion across Perth would sustain strong buyer demand and capital growth locally.
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RCS Breakdown
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.
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Critical to know
Market Trends
Bayswater's headline values — $1,199K to buy and $749PW to rent, a 3.24% gross yield. Over the past decade, prices have moved 103.94% and rents 77.96% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,199K 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.
$749PW today, with rent growth at (+4.3% YoY) compared to price growth (+14.44%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Bayswater in its cycle - and is the 3.24% 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 Bayswater's long-hold story?
Beyond the headline price, 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
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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Fundamentals
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 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 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 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
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 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 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
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 Bayswater has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Bayswater 6053 WA is 12,668, with a median age of 39. Of those, 43.98% are married, 12.95% are divorced or separated, 38.47% are single and 4.62% are widowed.
The average household size is 2.4 people per dwelling, and the median household monthly income is estimated to be $10,716. The median monthly mortgage repayment for households in this suburb is $2,000 which is 18.66% of their earnings.
Source: ABS Census Data (2021)