Baldivis (WA 6169) in Focus 2026: Is It a Good Investment? R-Score 54/100, 4.1% Yield & Best Streets

Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 54/100 (National Rank #7,101 of 15,286) · Street Average: 68/100 across 844 streets.

On the surface, Baldivis attracts heavy buyer attention because of its $870,000 entry point and modern housing stock. However, council-wide building approvals in Rockingham are running at 3.6% 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 Baldivis median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.

“I’d treat the 3.6% new-supply figure as a reason to be selective, not dismissive. With 514 of 654 streets scoring 75 or higher, Baldivis clearly has stronger pockets, but the minus $331 weekly cashflow at 80% LVR means buyers need a property and price that can carry the holding cost.”

Looking for the live, monthly-updated numbers? The Baldivis (WA) suburb profile tracks the current median house price, rent, vacancy and R-Score, and the Baldivis street-by-street scores rank every street. This article is our investment analysis of what those numbers mean.

Below is our full September 2026 quantitative and street-level breakdown for Baldivis (WA 6169), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Rockingham (WA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 19,822 residential addresses.

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

Over the past 12 months, Baldivis’s median house price moved +22.5% (from $710,000 to $870,000), bringing its 3-year cumulative price movement to +53.2% (from $568,000 three years ago). On the rental side, median weekly asking rents moved +6.2% over the past year to $690/wk (+55.8% over 36 months), equating to a 4.1% gross rental yield. Compared with 12 months ago—when Baldivis carried an R-Score of 95/100—its current composite R-Score of 54/100 represents a -41-point shift in underlying market pressure.

Indicator / R-Score Pillar	Baldivis (WA) Current	12-Month / 36-Month Context
Composite Suburb R-Score	54 / 100	Ranked #7,101 of 15,286 suburbs (was 95/100 12m ago)
Median House Price	$870,000	12m change: +22.5% · 36m change: +53.2%
Median Weekly Rent & Gross Yield	$690/wk (4.1%)	12m rent change: +6.2% · 36m rent change: +55.8%
Rental Vacancy & Days on Market	3.3% vacancy	Median selling time: 53 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	26 / 100	Measures days-on-market compression, vendor discounting & sales velocity
Pillar 2: Supply & Ownership	37 / 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 Rockingham & WA
Pillar 4: Yield Pressure	51 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Baldivis achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 19,822 addresses across 844 streets in Baldivis through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 514 streets (79% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Baldivis rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 47 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): 93 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 Baldivis (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 844 streets in Baldivis):

Top Street in Baldivis	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Vernon Gough Drive	100/100	35	90%	0%	$750/wk (4.6%)
#2 Peverett Loop	100/100	26	90%	0%	$750/wk (4.6%)
#3 Woolger Ramble	100/100	20	90%	0%	$750/wk (4.6%)
#4 Banner Avenue	100/100	18	90%	0%	$750/wk (4.6%)
#5 Grier Crescent	100/100	16	90%	0%	$750/wk (4.6%)

Streets Where Block-Level Tenure Trails the Baldivis 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 Baldivis:

Caution Street Sample	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Median Rent
Settlers Avenue	0/100	98	45%	13.4%	$550/wk
Sherry Street	0/100	52	45%	13.4%	$550/wk
Arrino Parade	0/100	51	45%	13.4%	$550/wk

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

Baldivis sits within the Rockingham Local Government Area, which has a residential population of approximately 159,934 (+11.3% population movement over the past 3 years) and 50,929 total dwellings. Three council-level fundamentals shape Baldivis’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Rockingham are Retail Trade (16%), Health Care and Social Assistance (14%), Education and Training (13%), Public Administration and Safety (12%). 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, Rockingham approved 3.6% new dwelling stock (~1,900.869 dwellings). Because new approvals exceed 1.8% of stock, investors in Baldivis must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
• Tracked Infrastructure Pipeline: Rockingham currently has $10.0 billion in tracked major infrastructure projects (placing it in the 86th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Baldivis at today’s median price of $870,000 and median rent of $690/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	Baldivis Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$870,000	Settled house median as of September 2026
20% Deposit + Est. Stamp Duty & Costs	$215,760	$174,000 deposit (80% LVR) + ~$41,760 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$696,000	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$35,880/yr ($690/wk)	4.1% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$53,070/yr	Assumes 6.25% interest-only ($43,500/yr) + ~1.1% for council rates, insurance & property management ($9,570/yr)
Pre-Tax Weekly Cashflow Position	-$331/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our September 2026 data, Baldivis is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($870,000) and 4.1% rental yield in WA.

1. Never Buy Blind on the Suburb Median: In Baldivis, 93 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Baldivis Street Score Hub and target the 514 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Vernon Gough Drive, 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.