Suburb Deep Dives · 8 November 2026 · 7 min read
Seville Grove (WA 6109) in Focus 2026: Is It a Good Investment? R-Score 62/100, 4.4% Yield & Best Streets
Data analysis by the Ripehouse research desk · Reviewed by Anna Cooper, Co-Founder & COO, former Managing Editor of Australian Property Investor Magazine
Is Seville Grove (WA 6109) a good suburb to invest in 2026? Our October 2026 quantitative audit scores Seville Grove at 62/100 (Ranked #5,872 of 15,286 suburbs), with a $820,000 median house price (+19.7% 12m), $700/wk rent (4.4% yield), and 110 top-tier streets scoring 75–100/100.
Market Classification: High-Supply Growth Corridor (Street Selection Critical) · R-Score: 62/100 (National Rank #5,872 of 15,286) · Street Average: 68/100 across 169 streets.
On the surface, Seville Grove attracts heavy buyer attention because of its $820,000 entry point and modern housing stock. However, council-wide building approvals in Armadale are running at 4.7% 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 Seville Grove median is to buy established homes on tightly held, 75–100 scored owner-occupier streets where land is already built out.
“I would pay more attention to the 136-street spread than to the headline growth rate. With 110 streets scoring 75 or above but 12 below 50, the suburb is not uniformly investable. The 78% owner-occupation figure on the top streets is the more useful guide to selection.”
Below is our full October 2026 quantitative and street-level breakdown for Seville Grove (WA 6109), combining 36 months of settled price and rental history from our Aurora research warehouse, council-level supply and employment data for Armadale (WA), and block-by-block ABS 2021 Census SA1 tenure and yield rankings across 4,251 residential addresses.
1. Seville Grove (WA) 3-Year Market Trajectory & 27-Indicator R-Score (October 2026)
Over the past 12 months, Seville Grove’s median house price moved +19.7% (from $685,000 to $820,000), bringing its 3-year cumulative price movement to +67.3% (from $490,000 three years ago). On the rental side, median weekly asking rents moved +6.1% over the past year to $700/wk (+47.6% over 36 months), equating to a 4.4% gross rental yield. Compared with 12 months ago—when Seville Grove carried an R-Score of 59/100—its current composite R-Score of 62/100 represents a +3-point shift in underlying market pressure.
| Indicator / R-Score Pillar | Seville Grove (WA) Current | 12-Month / 36-Month Context |
|---|---|---|
| Composite Suburb R-Score | 62 / 100 | Ranked #5,872 of 15,286 suburbs (was 59/100 12m ago) |
| Median House Price | $820,000 | 12m change: +19.7% · 36m change: +67.3% |
| Median Weekly Rent & Gross Yield | $700/wk (4.4%) | 12m rent change: +6.1% · 36m rent change: +47.6% |
| Rental Vacancy & Days on Market | 1.5% vacancy | Median selling time: 80 days on market (1.5% vacancy is the tight-market line) |
| Pillar 1: Buyer Demand | 31 / 100 | Measures days-on-market compression, vendor discounting & sales velocity |
| Pillar 2: Supply & Ownership | 35 / 100 | Measures stock on market, building approvals vs stock & owner-occupier share |
| Pillar 3: Price Momentum | 60 / 100 | Measures short/medium-term price velocity vs Armadale & 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 Seville Grove (WA)
Why do two 4-bedroom houses in Seville Grove achieve completely different bank valuations and tenant quality? Because suburb medians blend every pocket together. When we map all 4,251 addresses across 169 streets in Seville Grove through G-NAF to their ABS 2021 Census SA1 blocks, the suburb splits into three distinct tiers:
- Strong Street Profile (Score 75–100): 110 streets (81% of scored streets) pass both ABS Census tenure tests (owner-occupiers >65% and public housing ≤5%) plus at least one—or both—of the Seville Grove rent and yield benchmarks.
- Mid / Mixed Street Profile (Score 50–74): 14 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): 12 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 Seville Grove (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 169 streets in Seville Grove):
| Top Street in Seville Grove | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Rent & Yield |
|---|---|---|---|---|---|
| #1 Morolo Street | 100/100 | 28 | 78% | 3.7% | $700/wk (5.8%) |
| #2 Brolga Grove | 100/100 | 21 | 78% | 3.7% | $700/wk (5.8%) |
| #3 Fowler Place | 100/100 | 13 | 78% | 3.7% | $700/wk (5.8%) |
| #4 Pheasant Close | 100/100 | 12 | 78% | 3.7% | $700/wk (5.8%) |
| #5 Kookaburra Street | 100/100 | 8 | 78% | 3.7% | $700/wk (5.8%) |
Streets Where Block-Level Tenure Trails the Seville Grove 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 Seville Grove:
| Caution Street Sample | Street Score | Addresses | Owner-Occupiers | Public Housing | SA1 Median Rent |
|---|---|---|---|---|---|
| Brechin Retreat | 0/100 | 53 | 62% | 8.8% | $580/wk |
| Kalanchoe Approach | 0/100 | 47 | 62% | 8.8% | $580/wk |
| Belches Loop | 0/100 | 40 | 62% | 8.8% | $580/wk |
3. Economic & Supply Drivers in Armadale Council (Western Australia)
Seville Grove sits within the Armadale Local Government Area, which has a residential population of approximately 113,003 (+12% population movement over the past 3 years) and 31,867 total dwellings. Three council-level fundamentals shape Seville Grove’s medium-term outlook:
- Local Employment Diversity (ABS Census): The largest employment sectors across Armadale are Health Care and Social Assistance (17%), Retail Trade (15%), Education and Training (13%), Construction (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, Armadale approved 4.7% new dwelling stock (~1,648 dwellings). Because new approvals exceed 1.8% of stock, investors in Seville Grove must avoid generic greenfield house-and-land pockets and stick to established, built-out streets.
- State Comparison: Compare Seville Grove against the Top 25 Highest R-Score Suburbs in WA.
4. Worked Cashflow, Deposit & 80% LVR Stress-Test for Seville Grove (October 2026)
What does it actually cost to acquire and hold a typical house in Seville Grove at today’s median price of $820,000 and median rent of $700/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 | Seville Grove Worked Figure | Assumptions & Notes |
|---|---|---|
| Purchase Price (Suburb Median) | $820,000 | Settled house median as of October 2026 |
| 20% Deposit + Est. Stamp Duty & Costs | $203,360 | $164,000 deposit (80% LVR) + ~$39,360 stamp duty, legal & inspection allowance (can be funded via usable home equity) |
| 80% LVR Loan Amount | $656,000 | Standard no-LMI investor loan threshold |
| Gross Annual Rental Income | $36,400/yr ($700/wk) | 4.4% gross rental yield before vacancies and expenses |
| Est. Annual Interest + Operating Costs | $50,020/yr | Assumes 6.25% interest-only ($41,000/yr) + ~1.1% for council rates, insurance & property management ($9,020/yr) |
| Pre-Tax Weekly Cashflow Position | -$262/wk top-up | Before tax deductions / depreciation (confirm post-tax position with your accountant) |
5. Who Should Buy in Seville Grove—And 3 Rules Before You Make an Offer
Strong Buyer Activity Meets an Active New-Build Pipeline. Based on our October 2026 data, Seville Grove is best suited to equity-backed homeowners and portfolio builders seeking a balanced entry price ($820,000) and 4.4% rental yield in WA.
- Never Buy Blind on the Suburb Median: In Seville Grove, 12 streets score below 50/100 on our census tenure and yield tests. Always run the exact street through the Seville Grove Street Score Hub and target the 110 streets scoring 75–100/100.
- Check Lot-Level Overlays (Flood, Bushfire, Slope & Easements): Even on a 100/100 streetlike Morolo Street, individual lots can carry overland flow paths, steep gradients, or sewer easements that restrict granny-flat additions or spike insurance premiums.
- 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.
If there's a specific street you're weighing up right now, check its Street Score first — it's free, takes ten seconds, and tells you whether that street is pulling the suburb average up or riding on it.
Market data & R-Scores for locations in this article
Drill Down Into the Markets Mentioned Above
Inspect live monthly R-Scores, median prices, rental yields, and street-by-street scores for the cities and council areas referenced in this article:
Frequently asked questions
Is Seville Grove (WA 6109) a good suburb for property investment in 2026?
As of October 2026, Seville Grove (WA 6109) scores 62/100 on the 27-indicator Ripehouse R-Score (ranked #5,872 of 15,286 Australian suburbs). It is classified as a High-Supply Growth Corridor (Street Selection Critical) with a median house price of $820,000, median rent of $700/wk (4.4% gross yield), and vacancy rate of 1.5%.
How have house prices and rents performed in Seville Grove over the past 1 to 3 years?
Over the past 12 months, Seville Grove’s median house price moved +19.7% to $820,000, and +67.3% over the past 36 months. Median weekly asking rents moved +6.1% over the past year to $700/wk (4.4% gross yield).
What are the highest and lowest scoring streets in Seville Grove, WA?
Across 169 streets (4,251 addresses) in Seville Grove, 110 streets score 75 to 100 on the Ripehouse Street Score, led by Morolo Street (100/100, 78% owner-occupied), Brolga Grove (100/100, 78% owner-occupied), Fowler Place (100/100, 78% owner-occupied). Meanwhile, 12 streets score below 50 due to lower owner-occupation or public housing concentration above 5%.
How much deposit and weekly cashflow is needed to buy a median house in Seville Grove?
At Seville Grove’s median house price of $820,000, an 80% LVR purchase ($656,000 loan) requires approximately $203,360 in cash or usable home equity ($164,000 deposit plus around $39,360 for stamp duty and acquisition costs). At $700/wk rent and a 6.25% interest-only benchmark, estimated pre-tax cashflow is -$262/wk before tax deductions.
What is the housing supply pipeline and economic profile of Armadale Council?
Seville Grove is located in the Armadale (WA) Local Government Area (population around 113,003, +12% 3yr growth). Annual building approvals sit at 4.7% of existing dwelling stock. Top employment sectors are Health Care and Social Assistance (17%), Retail Trade (15%), Education and Training (13%).
General information only. It does not take your objectives, financial situation or needs into account, and nothing here is legal, financial, taxation or investment advice specific to your circumstances.