Aveley (WA 6064) in Focus 2026: $901,000 Median, 4.6% Yield & 94/100 R-Score

Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 94/100 (National Rank #1,045 of 15,286) · Street Average: 67/100 across 254 streets.

On the surface, Aveley attracts heavy buyer attention because of its $901,000 entry point and modern housing stock. However, council-wide building approvals in Swan are running at 4.3% of existing stock. In high-supply corridors like this, buying a generic new-build on the fringe exposes you to years of competing stage releases. The only way to outperform the Aveley median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.

Below is our full September 2026 quantitative and street-level breakdown for Aveley (WA 6064), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Swan (WA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 5,957 residential addresses.

1. Aveley (WA) 3-Year Market Trajectory & 27-Indicator R-Score (September 2026)

Over the past 12 months, Aveley’s median house price moved +13.3% (from $795,000 to $901,000), bringing its 3-year cumulative price movement to +83.1% (from $492,000 three years ago). On the rental side, median weekly asking rents moved +14.3% over the past year to $800/wk (+57% over 36 months), equating to a 4.6% gross rental yield. Compared with 12 months ago—when Aveley carried an R-Score of 97/100—its current composite R-Score of 94/100 represents a -3-point shift in underlying market pressure.

Indicator / R-Score Pillar	Aveley (WA) Current	12-Month / 36-Month Context
Composite Suburb R-Score	94 / 100	Ranked #1,045 of 15,286 suburbs (was 97/100 12m ago)
Median House Price	$901,000	12m change: +13.3% · 36m change: +83.1%
Median Weekly Rent & Gross Yield	$800/wk (4.6%)	12m rent change: +14.3% · 36m rent change: +57%
Rental Vacancy & Days on Market	1.9% vacancy	Median selling time: 90 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	36 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	39 / 100	Measures stock on market, building approvals vs stock & owner-occupier share
Pillar 3: Price Momentum	58 / 100	Measures short/medium-term price velocity vs Swan & WA
Pillar 4: Yield Pressure	58 / 100	Measures gross rental yield, rent trajectory & vacancy compression

2. The “Two-Speed Suburb” Test: Best & Worst Streets in Aveley (WA)

Why do two 4-bedroom houses in Aveley achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 5,957 addresses across 254 streets in Aveley through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 155 streets (71% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Aveley rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 42 streets pass the core owner-occupier and public-housing thresholds but sit below the suburb median on weekly rent or yield.
• Weaker / Caution Street Profile (Score 0–25): 21 streets fail one or both census tenure thresholds—meaning either owner-occupation sits at or below 65% or state/community public housing exceeds 5% on those specific SA1 blocks.

Top 5 Highest-Scoring Streets in Aveley (WA)

These streets sit in SA1 census blocks with high homeowner pride of ownership, minimal social housing concentration, and strong block-level rents (inspect all 254 streets in Aveley):

Top Street in Aveley	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Balsam Mews	100/100	25	84%	0%	$850/wk (5.2%)
#2 Satine Turn	100/100	16	84%	0%	$850/wk (5.2%)
#3 Stowe Link	100/100	11	84%	0%	$850/wk (5.2%)
#4 Harman Place	100/100	37	82%	0%	$800/wk (5.1%)
#5 Ridley Street	100/100	32	82%	0%	$800/wk (5.1%)

Streets Where Block-Level Tenure Trails the Aveley Average

By contrast, the streets below run through SA1 census blocks that fail one or more of our tenure or rental tests. A lower Street Score is not a judgement of any individual house, but it highlights where higher renter turnover or public housing concentration exists within Aveley:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Bellazario Promenade	25/100	46	64%	0%	$700/wk
Cinnabar Bend	25/100	31	64%	0%	$700/wk
Waite Ridge	25/100	26	64%	0%	$710/wk

3. Economic & Supply Drivers in Swan Council (Western Australia)

Aveley sits within the Swan Local Government Area, which has a residential population of approximately 187,090 (+14% population movement over the past 3 years) and 51,418 total dwellings. Three council-level fundamentals shape Aveley’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Swan are Retail Trade (11%), Construction (10%), Manufacturing (10%), Health Care and Social Assistance (9%). Multi-sector employment reduces reliance on any single employer or commodity cycle.
• New Building Approvals vs. Existing Stock: Over the latest 12-month financial year, Swan approved 4.3% new dwelling stock (~2,374.396 dwellings). Because new approvals exceed 1.8% of stock, investors in Aveley must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Swan currently has $4.0 billion in tracked major infrastructure projects (placing it in the 71th percentile of Australian councils).

4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Aveley (September 2026)

What does it actually cost to acquire and hold a typical house in Aveley at today’s median price of $901,000 and median rent of $800/wk? Below is the baseline 80% Loan-to-Value Ratio (LVR) model we use to stress-test serviceability before shortlisting a property:

Cashflow & Capital Item	Aveley Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$901,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$223,448	$180,200 deposit (80% LVR) + ~$43,248 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$720,800	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$41,600/yr ($800/wk)	4.6% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$54,961/yr	Assumes 6.25% interest-only ($45,050/yr) + ~1.1% for council rates, insurance & property management ($9,911/yr)
Pre-Tax Weekly Cashflow Position	-$257/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

5. Who Should Buy in Aveley—And 3 Rules Before You Make an Offer

Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our September 2026 data, Aveley is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($901,000) and 4.6% rental yield in WA.

1. Never Buy Blind on the Suburb Median: In Aveley, 21 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Aveley Street Score Hub and target the 155 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Balsam Mews, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
3. Price Against Street-Matched Settled Comparables: Do not let a selling agent justify an asking price on a 25/100 street using comparable sales from a 100/100 street. Compare settled sales within the same SA1 Street Score band.