Padbury, WA 6025
City Of Joondalup, Western Australia
Good to Know
Padbury, WA 6025 is a high-value house market in the City Of Joondalup area, currently positioned as a long-hold capital growth submarket. Located north of Perth CBD, Padbury is home to roughly 8,626 adults across 3,811 dwellings, with a vacancy rate of 0.80%.
According to HtAG Analytics, Padbury is exhibiting strong demand and tight supply. Stock on Market sits at 0.31% and Inventory at 2.1 months — below the ~3-month balanced-market threshold — driving +17.4% YoY price growth and +8.2% YoY rent growth.
What the market data is signalling
Padbury shows a classic price-led expansion: 1-year house price growth of +17.4% is significantly ahead of 1-year rent growth of +8.2%, while the indicative gross yield sits at 3.09% (just above the recommended 3% minimum). Low supply signals — Stock on Market 0.31%, Inventory 2.1 months and Days on Market 31 days — together with a vacancy rate of 0.80% are creating competitive conditions that have compressed time-to-sell and helped support rapid capital gains.
Validate where Padbury sits on the cycle with the Markets in the Moment (MiM™) heatmap.
Who lives in Padbury — and why it matters for investors
Padbury’s IRSAD decile of 8 indicates a relatively advantaged socio-economic profile, which tends to reduce downside volatility and supports long-cycle capital growth. The renter/owner split is 16% (neutral), while the Units/Houses ratio is low at 2%, reflecting an owner-occupied, house-dominant stock that typically produces steadier price performance. For deeper context see the IRSAD Crossover study.
Why suburb-level data matters for Padbury
Council-level averages can mask pockets like Padbury: this suburb’s own metrics — typical house price $1,303,490, indicative gross yield 3.09%, Stock on Market 0.31%, Inventory 2.1 months and Days on Market 31 days — tell a specific story about tight supply and strong local demand that should drive investment decisions at the suburb level rather than relying on broad council averages. Read more in our LGA vs Suburb research.
Download the full Padbury data guide for a complete, printable dataset.
What's behind the RCS™ score of 90
HtAG’s RCS™ of 90 bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite so you can quickly align markets to strategy. Examining the sub-score breakdown (capital vs cashflow vs risk) matters because Padbury’s high score is driven by strong recent capital growth and tight supply, while yields remain moderate. Learn how the RCS™ is built.
open Padbury in HtAG Copilot to explore sub-score detail and personalised scenario modelling.
Forward signals to watch
vacancy rate — currently 0.80%: sustained sub-1% vacancy over 12–24 months typically forces rental competition, continued rent growth and upward pressure on capital values as investors chase secure income.
building approvals ratio — currently 0.77%: this neutral reading indicates moderate new supply. A material uptick above neutral would add near-term stock and could temper short-term price acceleration; a fall below neutral would tighten supply further.
Perth cycle phase: any shift in the Perth-wide cycle (for example a move from expansion to late expansion or contraction) would materially change local momentum in Padbury — either reinforcing recent gains or slowing price growth and increasing caution for short hold strategies.
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RCS Breakdown
Padbury'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
Padbury's headline values — $1,303K to buy and $775PW to rent, a 3.09% gross yield. Over the past decade, prices have moved 141.58% and rents 82.63% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,303K 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.
$775PW today, with rent growth at (+8.21% YoY) compared to price growth (+17.41%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Padbury in its cycle - and is the 3.09% 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 Padbury's long-hold story?
Beyond the headline price, Padbury 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
Padbury'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
Padbury 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 Padbury 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 Padbury 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 Padbury - 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
Padbury 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 Padbury'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 Padbury 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
Padbury 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 Padbury 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 Padbury 6025 WA is 6,792, with a median age of 38. Of those, 49.59% are married, 11.91% are divorced or separated, 34.60% are single and 3.89% are widowed.
The average household size is 2.6 people per dwelling, and the median household monthly income is estimated to be $9,560. The median monthly mortgage repayment for households in this suburb is $2,000 which is 20.92% of their earnings.
Source: ABS Census Data (2021)