Belmont, Perth Property Report 2025

Suburb background — inner-east, riverside and airport-adjacent

Belmont sits on the eastern side of the Swan River, around 7.3 km by road from the Perth GPO. The suburb covers roughly 4.4 square kilometres and includes about ten parks, with just over 4% of the land set aside as open space.

The population grew from about 6,785 residents in 2016 to roughly 6,959 in 2021, an increase of around 2.6% over five years. The dominant age group is 30–39, households are mainly childless couples, and many are repaying somewhere between $1,800 and $2,399 per month on the mortgage, which reflects mid-tier Perth pricing and solid incomes.

Owner-occupiers make up just over half of local households: in 2021, about 52.5% of homes were owner-occupied, a touch lower than 2016. Average length of ownership sits near 12 years, which points to a suburb where people usually hold for the medium term rather than flipping quickly.

How Belmont grew — from older homes to infill villas and units

Historically, Belmont has been shaped by its position between the Swan River, Great Eastern Highway and the airport/industrial corridor. Early housing included modest weatherboard and brick homes on generous blocks, with light industrial and warehousing closer to the highway and river.

From the 1990s onwards, infill policies and proximity to the CBD, Optus Stadium and Crown have encouraged subdivision. Older blocks have been split into battle-axe lots and triplex sites, bringing in brick-and-tile villas, townhouses and small unit complexes. Along Great Eastern Highway and Hardey Road, more recent apartment projects have added density.

For borrowers, this history means a wide spread of stock: original homes with renovation potential, single-level villas that appeal to downsizers and first-home buyers, and modern apartments that trade on proximity to the city, stadium and airport.

Location, connections and everyday travel times

Perth CBD: In normal conditions, Belmont is often a 10–15 minute drive into the CBD via Great Eastern Highway and the Graham Farmer Freeway. At peak times, traffic at the Causeway, Victoria Park and tunnel entries can stretch those commutes.

Airport access: One of Belmont’s big drawcards is quick access to Perth Airport. Terminals are usually around a 10-minute drive via Tonkin Highway or Great Eastern Highway, which matters for FIFO workers and frequent flyers.

Public transport: Bus routes along Great Eastern Highway, Hardey Road and Belmont Avenue link into Burswood, Perth and the Airport Line, giving options beyond driving. Travel times vary, but many commuters rely on a bus–train combination into the city.

Freeways and arterials: Great Eastern Highway, Tonkin Highway, the Graham Farmer Freeway and Leach Highway form a strong road network, connecting Belmont to the CBD, airport, eastern suburbs and southern industrial areas.

Schools, colleges and zoning

Belmont tends to attract both young professionals and growing families who want access to the city, airport and river paths without being right in the CBD. Government options include local primary schools in Belmont and neighbouring suburbs, plus nearby high school catchments in the inner east.

On top of that, there are Catholic and independent schools within a reasonable drive or public-transport trip, including options in Cloverdale, Redcliffe, Rivervale and Victoria Park. As with any Perth suburb, zoning and intake policies can shift, so it’s worth checking the latest boundaries on the WA Department of Education website and confirming enrolment with schools directly before you sign a contract.

Lifestyle, landmarks and everyday amenity

On the ground, Belmont combines older residential streets with newer villa pockets, riverside walks and big-box retail. Belmont Forum is the key shopping centre for groceries, fashion and services, while local strips offer cafés, takeaway food and everyday convenience.

Residents tap into the Swan River foreshore for walking and cycling, with nearby parks providing playgrounds and off-leash areas. Being close to Optus Stadium, Crown Perth and the city’s entertainment precincts means it’s easy to head out for events without long drives home.

Noise and traffic vary by micro-location: properties closer to Great Eastern Highway, Tonkin Highway or the main flight paths can feel busier, while quieter pockets closer to the river or internal streets can feel more suburban. A street-level inspection at different times of day is essential.

Market and housing in 2025

Across the last 12 months, Belmont’s house market has been trading at mid-to-upper Perth levels for an inner-east suburb. The overall median house value sits around $922,548, with the 12-month median house sale price just under $773,000. The lower quartile (25th percentile) is roughly $656,000, while the upper quartile (75th percentile) is about $862,000, capturing everything from modest older homes through to larger or more upgraded properties.

On the attached side, units, townhouses and villas are a significant part of local stock. The median unit value is around $639,694, with a 12-month median unit sale price close to $561,000. Lower-quartile unit sales sit near $478,000 and the upper quartile around $672,000, spanning older walk-up apartments, triplex villas and more modern complexes along key corridors.

In total, there are roughly 2,349 houses and 969 attached dwellings in Belmont. Over the past year, about 82 houses and 69 units were listed for sale, with around 18 houses and 3 units on the market at the time of the report. That’s enough turnover for buyers to have options, but quality stock on good streets can still be tightly held.

On the rental side, recent house listings have ranged from the high-$600s per week through to around $1,000 per week for larger or newer homes. Units and townhouses currently show asking rents from the mid-$500s per week for one-bedroom apartments up to the high-$800s per week for bigger or better-located options. Actual yields depend on purchase price, rent achieved and ongoing costs like strata fees, rates and maintenance.

General information only – not personal advice. Property figures are approximate and accurate as of 19/11/2025; they may change as new data is released.

Finance, deposits and lender appetite

At an $800,000 purchase price, a 20% deposit is $160,000 before costs. Once you add WA transfer duty, conveyancing, inspections and a sensible buffer in offset, many Belmont buyers we see are working with something in the high-$100k range in total savings or usable equity for an 80% LVR structure.

Owner-occupiers often compare a clean 80% LVR principal-and-interest loan with higher-LVR options that use lender’s mortgage insurance or a guarantor to keep more cash accessible. For some first-home buyers, WA’s duty concessions can help keep overall cash requirements in range; for others, stretching to avoid LMI may not be worth the delay.

Investors tend to focus on cash flow, vacancy risk and future borrowing capacity. Belmont isn’t a pure high-yield suburb, but it combines solid rents with tenant demand from airport workers, city commuters and people who value access to Optus Stadium and the CBD. We look for lenders with fair rental shading and sensible treatment of existing debts so your next purchase remains in reach.

Nearby suburbs to compare

Most Belmont buyers also consider neighbouring areas such as Rivervale, Ascot, Cloverdale, Redcliffe, Victoria Park and Carlisle. Each has its own mix of housing stock, price points, zoning and flight-path impacts, but they all trade on strong access to the CBD, river and airport.

Some households also run the numbers on bigger moves to places like regional WA or interstate hubs such as Melbourne, Ballarat or Geelong. When we run a Belmont rate challenge, we’ll usually show how your borrowing power and repayments look across different locations, so you can weigh short commute times and airport access against land size, lifestyle and long-term growth.