Maddington, WA 6109
City Of Gosnells, Western Australia
Good to Know
Maddington, WA 6109 is an established house market in the City of Gosnells area, currently positioned as a capital-growth submarket. Located about 18 km southeast of the Perth CBD, Maddington is home to roughly 12,419 adults across 6,436 dwellings and shows a vacancy rate of 1.0%.
According to HtAG Analytics, Maddington is exhibiting mixed supply and demand signals. Stock on Market sits at 0.38% and Inventory at 3.64 months — slightly above the ~3-month balanced threshold — driving +17.3% YoY price growth and +8.0% YoY rent growth.
What the market data is signalling
Maddington's house market is seeing strong capital appreciation: prices are up 17.3% over 12 months while rents have grown 8.0%. That gap — faster price growth than rent growth — points to a capital-led cycle where buyers are willing to pay a premium even as yields sit at 3.91% (above the 3% threshold).
Supply-side readings are supportive: Stock on Market is low at 0.38% and days on market are short at 33 days, which helps explain the rapid price lift. For a live view of where Maddington sits in broader momentum patterns see the Markets in the Moment (MiM™) heatmap.
Who lives in Maddington — and why it matters for investors
Maddington records an IRSAD of 902, below the recommended crossover threshold of 927, indicating relatively lower socio-economic scores. Combined with a neutral renter/owner split of 28.0% and a units/houses mix of 11.0%, this profile can mean stronger price sensitivity to economic shocks but also potential for outsized recovery when demand returns.
Understanding these demographic signals helps match risk tolerance to strategy — for more on how socio-economic mix affects market behaviour see the IRSAD Crossover study.
Why suburb-level data matters for Maddington
Suburb-level metrics give the clearest picture for Maddington: a typical house price of $858,867, gross yield 3.91%, Stock on Market 0.38%, Inventory 3.64 months and median days on market 33 days. Those exact readings should guide buy/sell timing because aggregated council-level averages can mask pockets with distinct momentum. Read our methodology on why precinct granularity matters in LGA vs Suburb research.
For a downloadable breakdown of local metrics see the full Maddington data guide.
What's behind the RCS™ score of 75
HtAG's RCS™ (Rating Composite Score) of 75 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite number to help compare markets. Reading the individual sub-scores is essential to match Maddington to an investment strategy rather than relying on the headline alone; learn more about how the RCS™ is built.
open Maddington in HtAG Copilot to inspect sub-scores and scenario-tested forecasts.
Forward signals to watch
The vacancy rate — currently 1.0%: a balanced vacancy around 1% over 12–24 months typically keeps rents supported but leaves limited headroom for further tightening; watch for sustained falls below 1% for significant rental pressure.
The building approvals ratio — currently 0.18%: this low approvals reading suggests constrained new-supply flow into the suburb, which can prop up prices by limiting fresh listings.
The Perth cycle phase: any city-wide shift from expansion to slowdown would likely moderate local price momentum in Maddington, while a continuation of expansion would reinforce existing gains.
Does this area meet your investment goals?
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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.
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Market Trends
Maddington's headline values — $858K to buy and $643PW to rent, a 3.89% gross yield. Over the past decade, prices have moved 126.21% and rents 94.28% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$858K 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.
$643PW today, with rent growth at (+8.03% YoY) compared to price growth (+17.34%). 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 3.89% 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 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
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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
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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
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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
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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)