Padbury (WA 6025) in Focus 2026: Is It a Good Investment? R-Score 49/100, 3.1% Yield & Best Streets

Market Classification: Affluent Owner-Occupier Upgrader Market · R-Score: 49/100 (National Rank #7,940 of 15,286) · Street Average: 86/100 across 156 streets.

Padbury is an established, high-income owner-occupier market where land scarcity and school/amenity appeal drive long-term capital values ($1,252,000 median). Because gross rental yields sit at 3.1%, this is not a cashflow play—it is a scarcity and land-banking market suited to high-income investors or rentvestors who prioritise street-level prestige and long-term compounding over immediate net yield.

“I’d treat the 0.5% vacancy as evidence of rental demand, not a reason to ignore the numbers: at $1.252 million, $750 rent produces only a 3.1% gross yield, while the model shows a $719 weekly pre-tax shortfall at 80% LVR. Street selection matters, but funding capacity matters more.”

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

Below is our full October 2026 quantitative and street-level breakdown for Padbury (WA 6025), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Joondalup (WA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 3,992 residential addresses.

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

Over the past 12 months, Padbury’s median house price moved +7.9% (from $1,160,000 to $1,252,000), bringing its 3-year cumulative price movement to +78.9% (from $700,000 three years ago). On the rental side, median weekly asking rents moved +0% over the past year to $750/wk (+34.5% over 36 months), equating to a 3.1% gross rental yield. Compared with 12 months ago—when Padbury carried an R-Score of 29/100—its current composite R-Score of 49/100 represents a +20-point shift in underlying market pressure.

Indicator / R-Score Pillar	Padbury (WA) Current	12-Month / 36-Month Context
Composite Suburb R-Score	49 / 100	Ranked #7,940 of 15,286 suburbs (was 29/100 12m ago)
Median House Price	$1,252,000	12m change: +7.9% · 36m change: +78.9%
Median Weekly Rent & Gross Yield	$750/wk (3.1%)	12m rent change: +0% · 36m rent change: +34.5%
Rental Vacancy & Days on Market	0.5% vacancy	Median selling time: 80 days on market (1.5% vacancy is the tight-market line)
Pillar 1: Buyer Demand	29 / 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	57 / 100	Measures short/medium-term price velocity vs Joondalup & WA
Pillar 4: Yield Pressure	63 / 100	Measures gross rental yield, rent trajectory & vacancy compression

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

Why do two 4-bedroom houses in Padbury achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 3,992 addresses across 156 streets in Padbury through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:

• Strong Street Profile (Score 75–100): 131 streets (100% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Padbury rent and yield benchmarks.
• Mid / Mixed Street Profile (Score 50–74): 0 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): 0 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 Padbury (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 156 streets in Padbury):

Top Street in Padbury	Street Score	Addresses	Owner-Occupiers	Public Housing	SA1 Rent & Yield
#1 Corsair Place	100/100	25	87%	0%	$75000/wk (409.4%)
#2 Nevoria Place	100/100	19	87%	0%	$75000/wk (409.4%)
#3 Chadwin Place	100/100	14	87%	0%	$75000/wk (409.4%)
#4 Carterton Place	100/100	13	87%	0%	$75000/wk (409.4%)
#5 Manxman Court	100/100	12	87%	0%	$75000/wk (409.4%)

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

Padbury sits within the Joondalup Local Government Area, which has a residential population of approximately 176,595 (+6.5% population movement over the past 3 years) and 60,348 total dwellings. Three council-level fundamentals shape Padbury’s medium-term outlook:

• Local Employment Diversity (ABS Census): The largest employment sectors across Joondalup are Health Care and Social Assistance (19%), Education and Training (17%), Retail Trade (17%), Accommodation and Food Services (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, Joondalup approved 0.7% new dwelling stock (~438.956 dwellings). Because annual additions sit under 1.8% of stock, incoming supply is constrained relative to tenant and buyer demand.
• Tracked Infrastructure Pipeline: Joondalup currently has $308 million in tracked major infrastructure projects (placing it in the 15th percentile of Australian councils).

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

What does it actually cost to acquire and hold a typical house in Padbury at today’s median price of $1,252,000 and median rent of $750/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	Padbury Worked Figure	Assumptions & Notes
Purchase Price (Suburb Median)	$1,252,000	Settled house median as of October 2026
20% Deposit + Est. Stamp Duty & Costs	$310,496	$250,400 deposit (80% LVR) + ~$60,096 stamp duty, legal & inspection allowance (can be funded via usable home equity)
80% LVR Loan Amount	$1,001,600	Standard no-LMI investor loan threshold
Gross Annual Rental Income	$39,000/yr ($750/wk)	3.1% gross rental yield before vacancies and expenses
Est. Annual Interest + Operating Costs	$76,372/yr	Assumes 6.25% interest-only ($62,600/yr) + ~1.1% for council rates, insurance & property management ($13,772/yr)
Pre-Tax Weekly Cashflow Position	-$719/wk top-up	Before tax deductions / depreciation (confirm post-tax position with your accountant)

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

High Land Scarcity and Deep Homeowner Wealth, But Cashflow-Intensive. Based on our October 2026 data, Padbury is best suited to higher-income professionals, medical practitioners, and upgraders with strong cashflow buffers targeting scarce land in an owner-occupier dominated suburb.

1. Never Buy Blind on the Suburb Median: In Padbury, 0 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Padbury Street Score Hub and target the 131 streets scoring 75–100/100.
2. Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Corsair Place, 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.