Baldivis house prices have doubled over the past five years.
Houses now sell in around 11 days, buyer demand has increased by more than 100% over three years, and vacancy has fallen sharply.
On the surface, the case looks straightforward.
But Baldivis has also seen rapid population growth alongside a major expansion in housing supply. Across the wider City of Rockingham, development approvals rose from 271 in 2019 to more than 1,700 in 2025.
That raises a more important question than whether Baldivis has grown.
Can the market keep absorbing new supply at today’s prices?
Baldivis has transformed from farmland into a major suburban market
Baldivis sits approximately 42 kilometres south of Perth CBD in the City of Rockingham.
It was once predominantly farmland and semi-rural land. Residential development accelerated during the 1990s after land was rezoned and Stockland developed Settlers Hills.
The population growth since then has been substantial.
Baldivis had:
- 5,952 residents in 2006
- 15,883 in 2011
- 31,600 in 2016
- 37,697 currently
That is more than a sixfold increase in roughly two decades.
The suburb has developed alongside that population growth, adding schools, retail and other services. Major retail expansion followed the original Baldivis shopping centre, with further developments in 2015, 2017 and 2024.
Baldivis is no longer an emerging suburb with untested infrastructure.
It is a large established market that still has significant development occurring around it.
Buyer demand remains strong, but the 1,000% figure needs context
Potential buyer demand has increased by more than 1,000% over five years.
That sounds extraordinary, but the starting point was only around 165 potential buyers five years ago.
The more useful measures are the recent ones.
Buyer demand increased by:
- 113% over three years
- More than 23% over 12 months
The 12-month increase has moderated slightly from the previous measurement, but it remains a substantial increase.
That suggests current demand is genuinely strengthening rather than simply reflecting a low historical base.
Investors should therefore focus more heavily on the recent demand trend than the eye-catching five-year percentage.
The SuburbsFinder Search Wizard lets investors filter suburbs by buyer demand, price and other market indicators, making it easier to distinguish genuine current momentum from a dramatic percentage change caused by a low starting point.
Supply is rising, but buyers are still absorbing it
Baldivis currently has approximately 264 properties listed for sale.
That puts stock on market at around 1.93%, just below the 2% level generally associated with a tight market.
Supply is increasing, though.
Listings rose by:
- 26% over three months
- 20% over 12 months
That means more owners are bringing properties to market.
So far, buyers are keeping pace.
Houses are selling in approximately 11 days, compared with around 52 days five years ago.
Units are selling even faster, at around eight days.
If new listings were overwhelming demand, selling times would normally start increasing.
Instead, properties are moving faster.
That suggests the current market can absorb the additional stock.
The bigger question is whether it can continue doing so as more housing is delivered.
Baldivis prices have more than doubled in five years
The median house price in Baldivis is approximately $850,000.
That is:
- Up 18% over 12 months
- Up 100% over five years
Units have performed even more strongly, increasing by approximately 121% over five years to a median of $600,000.
Unit prices also increased by around 11% over the past year.
The scale of that growth changes the investment proposition.
The Baldivis of five years ago was a substantially cheaper market. Today’s buyer is paying considerably more for access to the same suburb.
That makes future growth harder to assess.
Strong historical performance does not mean the next five years will look the same.
Rental yields have fallen as property prices outpaced rents
The main trade-off is yield.
Baldivis houses currently produce a gross rental yield of approximately 4.16%.
That yield has fallen by almost 26% over three years as property values increased faster than rents.
Rents themselves have still grown significantly.
The median house rent is now approximately $680 per week, up around 65% over five years.
But property prices have risen even faster.
Units currently offer a stronger gross yield of approximately 5.1%.
That makes the unit market more appealing for investors who place greater weight on cash flow.
The distinction matters because Baldivis is no longer a cheap growth market. Investors buying at today’s prices need to consider whether the expected future growth justifies the lower yield.
The SuburbsFinder Property Analyser can model long-term rental yield, after-tax cash flow and capital growth, allowing investors to test the trade-off against their own borrowing costs and investment strategy.
Falling vacancy shows the rental market is absorbing new housing
Vacancy provides an important counterpoint to the amount of development occurring.
Baldivis’ vacancy rate currently sits at approximately 2.19%.
That is comfortably below the 3% level generally associated with a balanced rental market.
More importantly, vacancy has fallen by:
- Almost 29% over the past quarter
- Close to 40% over the past year
So despite substantial residential development, rental demand is currently keeping pace.
That is a positive sign.
It also means the current supply pipeline should not automatically be treated as a threat. What matters is whether future housing is delivered faster than buyer and tenant demand can absorb it.
The future supply pipeline is the biggest question mark
Development approvals across the City of Rockingham, which includes Baldivis, have increased significantly.
There were approximately:
- 271 house approvals in 2019
- More than 1,700 in 2025
- 836 approvals during the first eight months of 2026
The 2026 figure is council-wide rather than Baldivis-specific, so it cannot be treated as a direct forecast of new Baldivis housing.
It does, however, demonstrate the scale of development activity across the broader market.
That matters because today’s tight conditions could change if new housing continues entering the market faster than demand grows.
Investors should therefore distinguish between current supply conditions and the future supply pipeline.
SuburbsFinder’s Development Tracker and Infrastructure Insights can help investors examine planning activity and infrastructure projects at suburb and council level, providing context for how much development may still be coming.
Baldivis has a substantial infrastructure pipeline
The development story extends beyond residential housing.
Major projects include the Parkland Heights Shopping Centre and the Mandurah Road commercial redevelopment, each valued at up to approximately $30 million.
Parkland Heights is currently under construction and in its leasing phase, with Coles and McDonald’s signed on. Stage one is targeted to open in the first quarter of 2027.
A new police station valued at approximately $30 million has also been completed and supports around 100 operational jobs.
Another significant project is Nutrient AG Solutions’ new fertiliser distribution centre in East Rockingham, valued at approximately $70 million and expected to become operational by the end of 2026.
There is also the broader H2Perth development pipeline.
However, investors need to distinguish between projects that are committed and projects that remain further out.
Woodside’s smaller hydrogen refuelling demonstration facility is under construction, while the much larger proposed liquid hydrogen export facility remains at the investment decision stage, with construction not expected before 2027 and operations targeted from 2031.
The infrastructure pipeline is therefore substantial, but not every proposed project should be treated as an immediate source of jobs or demand.
Baldivis’ socioeconomic profile tells a different story
One less obvious trend deserves attention.
Baldivis’ socioeconomic index score has declined from around 9 out of 10 in 2006 to below 6 today.
It remains above the average line, but the direction is worth noting.
Rapid population growth has not produced the same upward movement in socioeconomic profile typically associated with gentrifying suburbs.
That does not make Baldivis a poor investment.
It simply means investors looking specifically for gentrification-driven growth should recognise that Baldivis is following a different trajectory.
Its story is primarily one of scale, population growth, infrastructure and ongoing development.
Baldivis vs Wellard: similar prices, different propositions
Wellard is arguably the closest comparison.
It sits approximately 7 kilometres closer to Perth CBD and has a similar median house price of around $846,000.
Its 12-month house price growth is stronger, at approximately 22.61%.
Household incomes are also comparable.
Baldivis has the advantage in scale and infrastructure.
Its population is more than twice that of Wellard, and the suburb has developed a much larger retail and services base.
Wellard has approximately 14,000 residents and has not experienced the same scale of development.
Crime scores also differ, with Wellard at approximately 19 compared with Baldivis at around 10.
For investors, the choice is therefore not simply about which suburb has grown faster.
Baldivis offers a larger established market with more infrastructure.
Wellard offers similar pricing, closer proximity to Perth CBD and stronger recent price growth.
Rockingham offers a more established alternative
Rockingham sits approximately 38 kilometres from Perth CBD and has a more established mix of housing, units and rental stock.
Its median household income is lower at approximately $1,304 per week.
Its reported crime score is also considerably higher at 45.
House rental yield is approximately 3.83%, the lowest of the four suburbs compared.
Rockingham therefore offers greater proximity to Perth and a more established market, but with different demographic, rental and crime characteristics.
It should not be treated as a direct substitute for Baldivis without considering the investment strategy.
Warnbro offers similar yield at a lower price point
Warnbro’s house rental yield is approximately 4.04%, close to Baldivis’ 4.16%.
House prices have increased by approximately 19.91% over the past year.
But its population has remained broadly flat or declined slightly over the longer term, from 11,435 people in 2001 to 10,828 today.
Its crime score of approximately 32 is also considerably higher than Baldivis.
Warnbro therefore offers a different combination of price, yield and population characteristics.
Baldivis is established, but it is not finished
So, is Baldivis a good suburb to invest in?
The current data makes a reasonable case.
Buyer demand continues to rise.
Properties are selling quickly.
Vacancy is falling.
Prices have delivered strong growth.
Retail and infrastructure have expanded substantially.
But the risks are equally clear.
House prices have doubled in five years.
House yields have compressed.
Listings are increasing.
The broader council area has a large development pipeline.
And Baldivis’ socioeconomic profile has declined despite its rapid population growth.
The key question is therefore not whether Baldivis has already performed well.
It has.
The question is whether future demand can continue absorbing the housing still being added.
The individual property matters even more in a suburb this large
Baldivis is too large to treat as a single uniform market.
A property close to Stockland Baldivis or established school precincts can have a very different supply and demand profile from one in a newer estate where additional housing is still being released.
That distinction becomes particularly important when assessing future competition.
Investors should examine the property’s immediate catchment, surrounding development, comparable listings and rental competition rather than relying solely on the suburb median.
Suburb-level data tells you what environment you are buying into.
Property-level analysis determines whether the specific asset makes sense.
FAQ
Is Baldivis a good suburb to invest in?
Baldivis currently has strong buyer demand, fast selling times and a tight rental market. However, house yields have compressed and substantial future housing supply remains a key risk. It is better suited to investors who understand the growth-versus-yield trade-off.
Will Baldivis property prices keep rising?
The data supports strong historical growth, with house prices up 100% over five years and 18% over the past year. Future performance will depend on whether buyer and tenant demand continue absorbing new housing as the development pipeline expands.
Is Baldivis oversupplied?
Current stock on market is relatively tight at 1.93%, and vacancy is only 2.19%. However, listings are increasing and the wider City of Rockingham has a substantial development pipeline. Future supply is therefore an important risk to monitor.
Is Baldivis better than Wellard for property investment?
The two suburbs offer different characteristics. Baldivis has a much larger population and more established retail and infrastructure, while Wellard is closer to Perth CBD and has recorded stronger 12-month price growth. Investors should compare the metrics against their own strategy rather than relying on historical growth alone.
How can I research Baldivis before buying?
Use SuburbsFinder’s Search Wizard to compare Baldivis with nearby suburbs across demand, growth, yield and vacancy, then use the Development Tracker and Property Analyser to assess future supply and the long-term financial performance of a specific property.
The bottom line
Baldivis is no longer an emerging suburb, but its growth story is not necessarily finished. Strong current demand, fast selling times and falling vacancy support the market, while compressed yields and substantial future housing supply create the main risks.
The crucial question is whether demand can continue absorbing new development at today’s prices. Start a free trial with SuburbsFinder to compare Baldivis with Wellard, Warnbro and other Perth suburbs using the same data before deciding where your next investment fits.
