Maddington, WA 6109
City Of Gosnells, Western Australia
Good to Know
Maddington, WA 6109 is a high-growth house market in the City Of Gosnells area, currently positioned as a capital-growth submarket. Located about 18 km southeast of Perth CBD, Maddington is home to roughly 12,419 residents across 6,436 dwellings, and currently records a vacancy rate of 1.05%.
According to HtAG Analytics, Maddington is exhibiting mixed supply/demand behaviour: Stock on Market sits at 0.30% and Inventory at 4.59 months — above the ~3‑month balanced-market threshold — driving a strong +21.1% YoY price growth and +5.5% YoY rent growth.
What the market data is signalling
House prices in Maddington have risen sharply over the last year (+21.1%) while rents have grown more moderately (+5.5%), so capital growth is materially outpacing income. That dynamic, combined with an indicative gross yield of 3.80% (above the 3% threshold), suggests strong buyer-driven momentum but ongoing pressure on yield compression and affordability.
Supply signals are mixed: listings are scarce with Stock on Market at 0.30% (opportune for sellers), but Inventory sits at 4.59 months (unfavourable), which can blunt price momentum if sustained. For a quick visual of where Maddington sits today, see the Markets in the Moment (MiM™) heatmap.
Who lives in Maddington — and why it matters for investors
Maddington scores an IRSAD decile of 2, indicating lower relative socioeconomic advantage. Areas with low IRSAD can experience stronger rental demand for affordable housing while also being more exposed to downside volatility in tougher economic conditions. See the IRSAD Crossover study for how advantage levels influence long-cycle growth and risk.
The local tenure mix is neutral with a renter/owner ratio of 28%, and the units/houses split is 11% (neutral), which matters for demand composition and stock sensitivity to macro shifts.
Why suburb-level data matters for Maddington
Council-level averages hide pockets like Maddington — the suburb’s own metrics matter when deciding to buy or hold. Maddington’s typical house price is $891,629, estimated gross yield is 3.80%, Stock on Market is 0.30%, Inventory is 4.59 months, and median days on market are 54 days. These suburb-specific readings should drive your assessment more than broader council averages. Read more on the differences in LGA vs Suburb research.
For a detailed export you can download the full Maddington data guide.
What's behind the RCS™ score of 71
The HtAG RCS™ (71) bundles three independent dimensions — risk minimisation, capital growth potential and cashflow resilience — into one composite to simplify screening. The headline score is useful, but the sub-score breakdown shows whether Maddington’s strength is driven by growth momentum or cashflow fundamentals, and that matters for matching strategy to outcome. Learn more about how the RCS™ is built.
open Maddington in HtAG Copilot to inspect the sub-score breakdown and scenario testing.
Forward signals to watch
vacancy rate — currently 1.05%: a sustained low-to-mid single-digit vacancy over 12–24 months supports rental growth and reduces downside risk for investors, but a rise would quickly loosen rental leverage.
building approvals ratio — currently 0.18%: this opportune reading indicates limited new-supply pressure in the near term, so added demand can feed further price gains unless approvals accelerate.
Perth cycle phase: a shift in the Perth cycle (e.g. slowing capital-city momentum) would dampen local price growth in Maddington and favour income-focused or defensive strategies; conversely renewed city-wide strength would likely amplify Maddington’s recent capital gains.
Does this area meet your investment goals?
Get full accessCritical to know
RCS Breakdown
Maddington'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
Investor
Pro
Critical to know
Market Trends
Maddington's headline values — $891K to buy and $652PW to rent, a 3.8% gross yield. Over the past decade, prices have moved 141.72% and rents 104.70% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$891K 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.
$652PW today, with rent growth at (+5.48% YoY) compared to price growth (+21.15%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Maddington in its cycle - and is the 3.8% 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
Investor
Pro
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 Maddington's long-hold story?
Beyond the headline price, Maddington 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
Investor
Pro
Critical to know
Supply & Demand
Maddington'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
Investor
Pro
Critical to know
Fundamentals
Maddington 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 Maddington 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 Maddington 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 Maddington - 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
Investor
Pro
Important to know
Education & Infrastructure
Maddington 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 Maddington'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 Maddington has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
Investor
Pro
Full HtAG Intelligence
Maddington 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 Maddington 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 Maddington 6109 WA is 9,779, with a median age of 35. Of those, 45.58% are married, 11.82% are divorced or separated, 37.18% are single and 5.40% are widowed.
The average household size is 2.7 people per dwelling, and the median household monthly income is estimated to be $6,412. The median monthly mortgage repayment for households in this suburb is $1,509 which is 23.53% of their earnings.
Source: ABS Census Data (2021)