SUBIACO PROPERTY REPORT 2025
2025
Are you ready to unlock your property potential? We empower buyers, sellers, and investors with rich property insights to make smarter decisions. Our in-depth analysis helps you uncover hidden opportunities in the market, understand the speci fi c characteristics of your target area, and evaluate key trends that shape the market. With this knowledge, you can confidently navigate the property journey, whether you're searching for your dream home, seeking to maximise your sale price, or strategically building your investment portfolio.
Cover Photo Courtesy of House B / Kart Projects | Architecture
Welcome
Perth Growth Trajectory
Key Drivers: Fuelling the Market
Risks and Counter-forces: Moderating the Growth
Sub-Market Trends: Variations Across Perth
Advice for Buyers and Sellers
Market Outlook: Balancing Growth and Restraint
Looking Ahead: Staying Informed and Adaptable
Dear reader,
As I re!ect on 2024, I'm delighted to present my comprehensive annual report on Subiaco's property market and thriving community. This year, I enhanced my market reports by adding quarterly updates, providing our community with more timely and relevant information.
Throughout these quarterly reports, I've documented Subiaco's impressive balance of rich heritage and progressive development. The innovative Baby Steps Health Centre transformed family care in Q1, while the vibrant street arts festival later in the year showcased our suburb's cultural vitality. These developments, along with Subiaco's recent national recognition for economic contributions, con"rm its status as one of Perth's premier destinations for residents and investors alike.
Drawing from these signi"cant milestones, this annual report offers valuable insights tailored for long-time residents, prospective buyers, and investors. Each section re!ects community feedback and market trends I've carefully tracked and analysed throughout the year, ensuring the content addresses your speci"c needs.
My commitment to you extends beyond this annual summary—I will do everything in my power to make these reports better for you every single quarter. By listening to your feedback, writing about the topics that matter to you, and continuously re"ning my approach, I aim to provide increasingly valuable insights that help you navigate this dynamic market with con"dence.
This dedication stems from witnessing Subiaco's remarkable resilience and dynamism "rsthand—from its thriving business district to its preserved heritage areas. As we move into 2025, I remain focused on translating these community and market developments into practical knowledge that supports your decisionmaking.
I invite you to explore the detailed analyses and community highlights in the following pages and encourage you to contact me directly with questions about Subiaco's property market or community developments. Your engagement helps shape the future of these reports and the insights they provide.
Sincerely,
Justin Dixon Property Consultant
Perth Property Market:
Rate Cuts to Fuel Price Growth, But A!ordability and Supply Remain Key
Perth's real estate market is poised for another year of price growth in 2025, with anticipated rate cuts expected to act as a signi"cant catalyst. While the dramatic 24.2% surge in median house prices seen in 2024 is unlikely to be repeated, forecasts suggest continued appreciation, albeit at a more moderate pace. However, the impact of rate cuts, coupled with existing supply constraints and affordability challenges, could push growth towards the higher end of predictions. This article delves into the factors shaping Perth's property market in 2025, examining the potential impact of rate cuts and exploring the key drivers, risks, and counter-forces at play. We'll also look at speci"c sub-market trends and offer advice for buyers and sellers navigating this complex landscape.
Price Growth Trajectory: Setting the Stage
Perth's median house price experienced an extraordinary 24.2% jump in 2024, climbing from $600,000 to $745,000 [5] and outperforming most other Australian capital cities. This impressive growth was fuelled by a con!uence of factors, including strong investor demand, relative affordability compared to eastern states, and a persistent supply shortage.
The anticipated rate cuts, particularly early in 2025, are expected to signi " cantly in!uence this outlook. Some experts suggest that these cuts could act as "kerosene on the "re" [3], potentially pushing price growth towards the upper limits of these projected ranges. The timing and magnitude of these cuts will be crucial in determining the "nal outcome. Even without rate cuts, some analysts predict continued, albeit slower, appreciation [11].
Key Drivers: Fuelling the Market
Several key factors are contributing to the anticipated price growth in Perth's property market:
1. Investor Activity: Perth witnessed a remarkable 17.5% price growth in 2024, the highest nationally [4], attracting signi"cant investor attention. This strong performance has made Perth an attractive prospect for investors seeking high returns and rental yields. Rate cuts could further incentivise investor activity by shifting more properties into positive cash !ow territory [4], thereby increasing demand and driving prices upward. This increased competition can also lead to more investors looking at up-and-coming suburbs, potentially spreading the price growth beyond traditional hotspots.
2. Affordability Pressures: Despite the substantial price growth in recent years, Perth remains relatively affordable compared to other major cities, particularly Sydney and Melbourne. With a median house price of $745,000, Perth is still approximately 30% cheaper than Sydney, where the median price sits around $1.1 million [3, 6]. This affordability advantage has been a major drawcard for interstate migration and investor activity. While rate cuts could improve borrowing capacity by an estimated 7–10% [6], the potential for prices to rise faster than affordability gains remains a concern. This delicate balance will be a key factor to watch in 2025, as it could eventually dampen demand if prices outstrip wage growth.
3. Supply Constraints: Limited housing supply continues to be a major challenge in Perth. Comparing Perth to Brisbane, a similarly sized market, reveals a signi"cantly lower number of listings, illustrating the persistent gap between supply and demand. Construction delays, which are now 50% longer than pre-pandemic levels [4], are exacerbating this shortage and contributing to upward pressure on prices. The lack of available properties also fuels competition among buyers, further driving up prices. This supply issue is likely to persist in 2025, even with increased building activity, as it takes time for new housing to come onto the market.
Risks and Counter-forces: Moderating the Growth
While the market appears poised for growth, several risks and counter-forces could moderate the pace of price increases:
• Election Impact: The presence of state and federal elections in 2025 could introduce a degree of uncertainty, potentially slowing down buyer and seller activity as the market awaits the outcomes [5]. Past election cycles have often seen a temporary pause in market activity as people assess potential policy changes.
• Rental Market Stabilisation: Median rents in Perth peaked at $650 per week in 2024 [5]. If rental yields compress due to stabilised or declining rents, it could potentially reduce the urgency for investors, thereby moderating price growth. This would be particularly relevant for investors focused on rental income rather than capital gains.
• National Trends: Broader economic trends, particularly in!ation and interest rates, will play a crucial role. If in!ation rebounds, it could lead to delayed or muted rate cuts, potentially capping price growth to around 5% [5, 7]. Alternatively, if the national economy weakens unexpectedly, it could also impact consumer con"dence and dampen demand in the Perth market.
• Affordability Ceiling: While Perth is relatively affordable compared to other major cities, there's a limit to how much prices can rise before affordability becomes a major constraint. If prices continue to outpace wage growth, it could eventually lead to reduced buyer demand and a potential market correction.
Sub-Market Trends: Variations Across Perth
It's important to recognise that the Perth property market is not homogenous. Different sub-markets will experience varying levels of growth. Coastal suburbs, for example, may continue to outperform the broader market due to high demand and limited supply. Similarly, suburbs with good schools, parks, and amenities are likely to remain popular. Conversely, areas further from the city centre or those lacking desirable amenities may see slower growth. Understanding these sub-market dynamics is crucial for both buyers and sellers.
Advice for Buyers and Sellers
For Buyers: Be prepared for a competitive market. Do your research, get your "nances in order, and be ready to act quickly when you "nd a property you like. Consider looking at slightly less popular suburbs or properties that require some renovation to potentially "nd better value. Don't overextend yourself "nancially, and factor in potential future interest rate rises.
For Sellers: If you're considering selling in 2025, you're likely to bene"t from continued price growth. However, it's essential to price your property competitively to attract buyers in a market that may become more price-sensitive. Consider investing in minor renovations or improvements to enhance your property's appeal.
Market Outlook: Balancing Growth and Restraint
In summary, Perth's property market in 2025 is expected to experience accelerated price growth following anticipated rate cuts. Investor demand, fuelled by attractive returns and the potential for positive cash !ow, coupled with Perth's relative affordability, will be key drivers. However, the persistent supply bottleneck and the potential impact of elections and rental market dynamics could prevent a repeat of the substantial gains seen in 2024. A growth range of 5–10% appears to be the most likely scenario [3, 5, 6], but the precise "gure will depend on the interplay of these various factors. The market is likely to remain competitive, and buyers and sellers should stay informed and prepared to navigate the evolving conditions.
Looking Ahead: Staying Informed and Adaptable
The Perth property market in 2025 presents a complex picture, with competing forces shaping its trajectory. Staying informed about market trends, interest rate movements, supply dynamics, and even the nuances of sub-markets is crucial for both buyers and sellers. Being adaptable and prepared to adjust your strategy as needed will be key to success in this environment. The market is constantly evolving, so continuous monitoring and analysis are essential for making sound decisions.
[1] Competing forces divide opinion about property price direction in 2025 https://www.apimagazine.com.au/news/ article/competing-forces-divide-opinion-about-propertyprice-direction-in-2025
[2] Australian residential and commercial market expected to shift in 2025 https://www.realestatebusiness.com.au/ industry/29231-australian-residential-and-commercialmarket-expected-to-shift-in-2025
[3] Rate cuts may be imminent. What impact will they have on Perth ... https://www.domain.com.au/news/rate-cutsmay-be-imminent-what-impact-will-they-have-on-perthhouse-prices-1321882/
[4] Housing market to slow in 2025: KPMG https:// www.mpamag.com/au/mortgage-industry/marketupdates/housing-market-to-slow-in-2025-kpmg/523359
[5] Perth property prices predicted to rise in 2025Australian Broker https://www.brokernews.com.au/news/ breaking-news/perth-property-prices-predicted-to-risein-2025-286407.aspx
[6] Perth property market data, trends, forecastsOpenAgent https://www.openagent.com.au/suburbpro"les/perth-property-market
[7] Rate cuts in February may boost Australian housing market https://www.brokernews.com.au/news/breaking-
news/rate-cuts-in-february-may-boost-australian-housingmarket-286483.aspx
[8] 'Short-lived': Property prices pause as nation awaits rate cuts https://www.realestate.com.au/news/short-livedproperty-prices-pause-as-nation-awaits-rate-cuts/ [9] With a rate cut imminent, what would be the impact on house prices? https://raywhiteuppernorthshore.com.au/ news/with-a-rate-cut-imminent-what-would-be-theimpact-on-house-prices
[10] House prices to grow up to 10 per cent in 2025 - REIWA https://reiwa.com.au/news/house-prices-to-grow-up-to-10per-cent-in-2025-reiwa-market-forecast-update/ [11] House prices will pick up in 2025 – even without a February rate cut https:// www.australianconveyancer.com.au/article/house-priceswill-pick-up-in-2025-even-without-a-february-rate-cut/
[12] REA Group tips return to normal for nation's property market as CEO ... https://thenightly.com.au/business/reagroup-tips-return-to-normal-for-nations-property-marketas-ceo-owen-wilson-walks-c-17628831
[13] What's shaking up the housing market in 2025? | CoreLogic Australia https://www.corelogic.com.au/newsresearch/news/2025/whatsshaking-up-the-housingmarket-in-2025
[14] Where are home prices heading in 2025? https:// www.brokerdaily.au/property/19924-where-are-homeprices-heading-in-2025
[15] House prices to rise by 3.3%, units by 4.6% in 2025KPMG Australia https://kpmg.com/au/en/home/media/ press-releases/2025/01/house-and-unit-prices-to-risein-2025.html
[16] When Aussie home prices will spike - realestate.com.au https://www.realestate.com.au/news/aussie-house-pricesto-struggle-in-2025-surge-in-2026-kpmg-report/
[17] Slow growth continues for Perth's housing market in 2025 https://www.brokernews.com.au/news/breakingnews/slow-growth-continues-for-perths-housing-marketin-2025-286504.aspx
[18] Rate cuts and FOMO to drive property prices in 2025 https://australianpropertyupdate.com.au/apu/rate-cutsand-fomo-to-drive-property-prices-in-2025
[19] Commonwealth Bank predicts house prices up at end of year after ... https://www.news.com.au/"nance/economy/ interest-rates/commbank-predicts-fomo-will-leave-houseprices-up-at-end-of-year-despite-rate-cuts/news-story/ baca6c4b2a570e24a96e5bebfcbca366
Culture
Perth Design Week
Perth Design Week 2025: Celebrating Design Excellence in Western Australia
Perth Design Week (PDW) is set to return for its third year, transforming Western Australia's capital into a hub of creative innovation from March 20-27, 2025. With over 80 scheduled events spanning exhibitions, talks, "lms, and interactive experiences, this year's festival promises to be the most impactful iteration since its 2023 launch.
The festival, founded by architect Sandy Anghie and designer David Smith, has rapidly evolved from a local initiative into a globally recognised design celebration. "Design shapes our lives in countless ways," note the co-founders, emphasising their vision of the festival as "an annual celebration of design's power to drive positive change."
"The World's Longest City" is a photography project, including an exhibition, book, and documentary, by Harry Cunningham. It visually documents Perth's extensive suburban sprawl, which stretches 150km, highlighting the environmental and aesthetic consequences of this rapid expansion through stark images of repetitive housing, empty streets, and vast roads. The project aims to provoke re!ection on the nature of Perth's urban growth.
Key Dates ARCHITECTURE
1 MAR - The Australian Dream?
19 MAR - What De"nes WA Design?
21 MAR - Lighting Masterclass
26 MAR - Sustainable Homes
22 MAR - “Behind the Craft”
27 MAR - Designing with Purpose
You can "nd the full events list here.
This year's program delves into pressing contemporary issues, including circular design, affordable housing, and urban sustainability. A highlight includes "Pre-Designed Homes: A New Vision Rooted in Tradition," featuring architects Joel Benichou and Craig Nener, who will explore the evolution of Australian home design while introducing their innovative Project_Home initiative. The program also features thoughtprovoking discussions such as "Design for Wellness" by Rezen Studio and "Rewilding the City: Building a Greener Perth," examining approaches to urban green infrastructure.
Adding international prestige to the 2025 edition, Perth's designation as the Capital of Italian Creativity in the World for 2025 by the Italian government has led to signi " cant collaborations. Through a partnership with the Consulate of Italy in Perth and Curtin University, the festival will showcase works by renowned Italian architect Mario Cucinella. "We are proud to partner once again with Perth Design Week to celebrate the value of design and the Italian contribution to the art of shaping human spaces," says Sergio Federico Nicolaci, Consul of Italy.
The festival's rapid growth re!ects its successful "coalition of the willing" model, which coordinates various design organisations to align their events within a dedicated week. This approach has already yielded impressive results, as evidenced by PDW 2024's collaboration with global architecture practice OMA and Italian furniture brand UniFor, which chose Perth as their "rst location after Milan to present their "Principles Square" installation.
Pre-Designed Homes: A New Vision Rooted in TraditionPresented by Archive Of"ce & Grotto Studio
This event focuses on pre-designed housing, a cost-effective and ef"cient way to build homes that can also be more sustainable. Predesigned homes are typically built in a factory and then transported to the site, reducing the environmental impact and construction time. The event will be of interest to anyone interested in learning more about pre-designed housing, as well as architects, builders, and developers looking for innovative and ef"cient ways to build homes.
Rewilding the City: Building a Greener Perth - Presented by Urbis
This event, hosted by Urbis, focuses on city greening and green infrastructure in Western Australia. Led by expert Matt Franzmann, the afternoon discussion will explore the bene"ts, challenges, and innovative practices shaping the state's urban landscapes. Through expert presentations, practical insights, and a dynamic Q&A session, the event aims to foster collaboration among industry leaders, design professionals, and local councils to create a greener, cooler Perth.
Tim Ross, an architecture and design enthusiast, presents "The Australian Dream?", a talk based on extensive research into Australia's obsession with home ownership. He explores the history of Australian homes through archival images, revealing how they are marketed, purchased, and personalised. Ross delves into the reasons behind this national " xation, highlighting unique Australian architectural styles. The presentation, both humorous and informative, features newly produced cinematic "lms.
Beyond showcasing aesthetic excellence, PDW emphasizes design's crucial role in Western Australia's economic diversi"cation. The festival spans multiple disciplines, including architecture, interiors, landscape, planning, fashion, graphic design, service design, and product design, demonstrating the breadth of the local design community's expertise.
As Perth Design Week 2025 approaches, it continues to strengthen the city's position in global design conversations while remaining deeply connected to its local roots. Through its diverse program of events, the festival offers Western Australians unprecedented opportunities to engage with design professionals and explore how creative collaboration can shape our collective future.
For those interested in experiencing the intersection of local talent and global design excellence, the complete program and schedule can be accessed through the Perth Design Week website.
Heritage
The Vanishing Australian Backyard
A Loss of Biodiversity, Amenity, and Sustainable Living
A Historical Perspective
A Design Dilemma in the West Environmental and Social Consequences of a Backyard-Less Existence
The Allure of Indoor Living
A Call for Strategic Planning in WA
The Vanishing Australian Backyard:
A Loss of Biodiversity, Amenity, and Sustainable Living
The quintessential Australian dream, often depicted in sun-drenched images, once featured a sprawling backyard. It was a place for kids to play cricket, for barbecues to sizzle, for dogs to roam, and for nature to thrive. This iconic image, however, is fading fast, and Perth, like other Australian cities, is experiencing the quiet revolution of shrinking backyards, threatening biodiversity, liveability, and the very essence of the Australian suburban lifestyle. This article explores the complex factors driving this change, the profound consequences for our environment and communities, with a particular focus on the unique challenges and opportunities in Perth, and, crucially, what can be done to reclaim this vital green space.
From Spacious Sanctuaries to Roof-to-Roof Dwellings:
A Historical Perspective
Until the late 1980s, large backyards, often exceeding 150m², were the norm in Australian suburbs, including those in Perth. Houses typically occupied only 20-30% of the lot, leaving ample room for trees, gardens, and open space. These established suburbs, like those in older parts of Perth such as Subiaco, Leederville, and Mount Lawley, with their mature trees and !ourishing gardens, boasted signi " cant tree cover, creating cooler microclimates and supporting diverse ecosystems. These backyards weren't just patches of grass; they were vital habitats, contributing to the overall health and wellbeing of the urban environment.
The 1990s, however, ushered in a dramatic, almost imperceptible shift. The era of the expansive backyard ended, replaced by a focus on maximising dwelling size. This trend is particularly evident in Perth's newer suburbs, where rapid development has prioritised housing density. Today, the 35-40% lot coverage that was once a maximum is now often a minimum. Backyards, when they exist, are frequently less than 50m², often reduced to narrow, unusable strips of land unsuitable for anything beyond a clothesline or perhaps a small, paved area. Aerial photographs starkly illustrate this transformation: older suburbs are characterised by lush, green tree canopies, providing shade and cooling, while newer developments, especially in Perth's expanding outer suburbs, appear as seas of roofs, re!ecting heat and lacking the natural charm of their predecessors.
The Rise of the "Deep Square" and its Impact:
A Design Dilemma in the West
This shrinking of backyards isn't simply a consequence of smaller lot sizes, although that plays a role. While lot sizes have decreased somewhat, particularly with in"ll development in Perth, the primary driver is the signi"cant increase in dwelling area. The trend towards "deep square" houses, characterised by large internal spaces, limited natural light and ventilation, and minimal windows, has prioritised internal square footage over external green space and natural amenity. These houses often feature integral garages, further reducing the available land, and are frequently surrounded by high fences, a common feature in Perth suburbs, creating a sense of isolation and further diminishing the connection to nature. This phenomenon isn't con"ned to speci"c regions or socio-economic groups; it's a nationwide trend, impacting even large-lot outer suburbs of Perth where one might expect more space. In Perth, the desire for larger homes, coupled with relatively affordable land (compared to Sydney or Melbourne), has contributed to this trend.
The Ripple Effect:
Environmental and Social Consequences of a Backyard-Less Existence
The minimisation of green space around buildings has far-reaching and often unforeseen consequences. Backyards and communal green spaces play crucial ecological roles, extending far beyond individual household bene"ts. They contribute to the health of the entire urban ecosystem, and this is particularly important in Perth's Mediterranean climate.
• Loss of Tree Cover and Biodiversity: A Diminishing Natural Heritage in a Hot Climate: The lack of space for trees around houses leads to a signi"cant and lasting reduction in suburban tree canopy. This loss diminishes vital ecosystem services, including carbon sequestration, crucial in mitigating climate change; air puri"cation, essential for urban air quality; and habitat provision for a wide range of wildlife, from birds and insects to small mammals. In Perth's hot, dry summers, the loss of tree cover exacerbates the urban heat island effect. Domestic gardens, with their diverse plantings, often support a level of biodiversity rarely found elsewhere in the urban landscape. The loss of these gardens impacts native fauna that rely on them for food and shelter.
• Urban Heat Island Effect: A Growing Climate Challenge in Perth: The reduction in permeable surfaces and tree cover exacerbates the urban heat island effect, making our cities, and Perth in particular, hotter and less comfortable. Narrow gaps between houses restrict air!ow, trapping heat and signi"cantly increasing energy consumption for cooling. Dark-coloured roofs, now ubiquitous, further compound this issue by absorbing, rather than re!ecting, solar radiation. This increased heat not only impacts individual comfort but also contributes to broader climate challenges, especially in a city already prone to heatwaves.
• Increased Stormwater Runoff: A Drainage Disaster in a City Prone to Drought and Flooding: Smaller permeable areas lead to increased stormwater runoff, placing a greater burden on already strained drainage systems and increasing the risk of !ooding. This is a signi"cant concern in Perth, where intense rainfall events can occur even during prolonged dry periods. This also represents a signi"cant loss of valuable water that could be used for on-site irrigation, supporting local ecosystems, and reducing pressure on municipal water supplies, a crucial consideration in a water-sensitive city like Perth.
• Diminished Quality of Life: More Than Just a Place to Play in Perth: Beyond the environmental impacts, the shrinking backyard has profound social consequences. Reduced green space limits opportunities for outdoor recreation, gardening, and social gatherings. Children, in particular, suffer from the lack of safe, accessible outdoor play areas, impacting their physical and mental development. The ability to grow food, compost, and utilise rainwater tanks, promoting self-suf"ciency and sustainable living, is also compromised. The simple pleasure of drying laundry in the fresh air, a staple of Australian suburban life, becomes a luxury. In Perth, where outdoor living is a signi"cant part of the lifestyle, the loss of backyards diminishes the overall quality of life.
Reclaiming the Backyard: A Call to Action for a Greener Future in Perth
The demise of the Australian backyard, and particularly its impact on Perth's unique environment and lifestyle, should be a signi"cant concern for all Australians. We cannot simply rely on public parks to compensate for the loss of private green spaces. A fundamental shift in thinking is required, one that recognises the vital role of backyards in promoting biodiversity, mitigating the impacts of climate change, enhancing the quality of life for urban residents, and preserving the unique character of Australian suburbia. We need planning policies that prioritise green infrastructure, incentivise tree planting and sustainable landscaping, and promote building designs that integrate with, rather than dominate, the surrounding environment. It's time to reclaim the backyard and restore its rightful place at the heart of the Australian suburban dream, especially in Perth.
The Need for Policy Reform: A Call for Strategic Planning in Western Australia
Current planning policies often fall short of protecting and promoting green space, including in Western Australia. While some codes stipulate maximum lot coverage, they often fail to adequately address the environmental role of green spaces or incentivise tree planting and sustainable landscaping. The focus remains primarily on the building itself, with little consideration for the broader ecological and social context. There's a need for more strategic planning that integrates green infrastructure into urban development from the outset, taking into account Perth's speci " c climate and environmental challenges.
Why This Shift? The Allure of Indoor Living and Economic Pressures
Several complex factors have contributed to the decline of the Australian backyard, including in Perth. Data suggests a correlation between shrinking backyards and increased working hours for middle- and upper-income professionals. The rise of air conditioning, while providing comfort, has further encouraged indoor lifestyles, shifting the focus from outdoor living to maximising internal space. For many, particularly in Perth's competitive housing market, a house has become primarily an investment in buildings, with little consideration given to the intrinsic value of the surrounding green space and its contribution to well-being. In Perth, the relatively affordable land compared to other major Australian cities has allowed for larger houses on smaller lots, further contributing to the shrinking backyard phenomenon.
What can you do in Perth?
Advocate for changes in local planning regulations with your local council. Plant trees and create green spaces in your own yard, no matter how small. Choose native plants that are adapted to Perth's climate. Support local initiatives in Perth that promote urban greening and sustainable development. Educate your community about the importance of backyards and green spaces. Let's work together to bring back the backyard and create more sustainable, liveable, and truly Australian communities, including those in Perth.
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Your Home
The Marketing Agency Approach to Selling
The Limitations of Conventional Approaches
The Power of Agency-Level Market Acumen
Beyond the Listing
The Art of Presentation
Targeted Reach
The Undeniable Benefits
The Critical Choice
Don't Just List Your Property, Launch a Campaign: The Marketing
Agency-Level Approach to Selling
In today's discerning real estate market, property sellers face an unprecedented challenge. The modern buyer approaches property acquisition not merely as a transaction but as a signi"cant life decision worthy of meticulous consideration. They arrive armed with extensive research, heightened expectations, and a desire for authentic connection with their potential future home. Against this backdrop of evolved consumer behaviour, the question emerges with stark clarity: why isn't your property bene"ting from the sophisticated, strategic marketing approach necessary to capture attention, create emotional resonance, and ultimately maximise its market value?
The disparity between conventional real estate marketing practices and truly effective, agency-level property promotion represents more than a simple tactical difference—it constitutes a fundamental philosophical divide in how properties are presented to the market. On one side stands the traditional agent approach: formulaic, reactive, and limited by both resources and expertise. On the other, the strategic agency model: sophisticated, proactive, and powered by specialised marketing professionals with formal training in consumer psychology, brand development, and digital engagement strategies. This article examines this critical gap and reveals the essential elements that transform ordinary listings into compelling property narratives that command premium prices.
Traditional real estate marketing, typically executed by individual agents without formal marketing education, operates on a predictable template: standard photography, basic property descriptions, routine open houses, and perhaps modest print advertising. While these fundamental tactics ful"l basic requirements, they increasingly fall short in a marketplace characterised by digital sophistication and experience-driven decision-making.
What many sellers fail to realise is that most real estate professionals enter the industry with expertise in transaction management, not marketing. Unlike advertising agencies that employ specialists with formal degrees in marketing, communications, and digital media, the typical real estate operation lacks both the specialised knowledge and dedicated resources required for sophisticated promotion.
The Limitations of Conventional Approaches: The Reality of Individual Property Marketing
This conventional approach suffers from several critical shortcomings:
Uniformity Over Distinctiveness: The standardised approach treats diverse properties with identical marketing strategies, neglecting the unique characteristics and value propositions that distinguish each home. This homogenisation diminishes the property's ability to stand out in the marketplace. Without formal training in brand differentiation, agents typically resort to templated marketing collateral.
Feature-Focused Rather Than Bene!t-Oriented: Traditional listings emphasise physical attributes —square meterage, bedroom count, amenities—without translating these features into the lifestyle bene"ts and emotional experiences they enable for potential owners. This represents a fundamental marketing principle taught in formal education but often absent in real estate practice.
Limited Visual Engagement: Basic photography, often taken under suboptimal conditions, fails to capture the true essence, atmosphere, and potential of the property. In an era where visual content drives engagement, this represents a signi"cant missed opportunity. Unlike marketing agencies that employ professional photographers and videographers, many agents attempt to create visual content themselves or hire generalist photographers unfamiliar with architectural presentation techniques.
Passive Rather Than Strategic
Many conventional marketing approaches rely on passive placement on real estate portals rather than proactive, targeted distribution to reach quali " ed prospective buyers where they actually conduct their research and form their impressions. This tactical ects the absence of formal training in media planning and
The consequences of these limitations are measurable: extended days on market, downward price pressure, and ultimately, unrealised value potential for sellers.
The Power of Agency-Level Market Acumen:
The Foundation of Success
Exceptional property marketing, as practiced by professional marketing agencies, begins not with advertising tactics but with comprehensive market intelligence—a fundamental approach rarely implemented in traditional real estate practices. This foundation of knowledge enables the precise positioning and messaging that resonates with quali"ed buyers. The contrast between agency-level approach and conventional agent methods becomes immediately apparent in how market intelligence is gathered, analysed, and applied.
Incisive Market Analysis: Where traditional agents typically rely on basic comparables and general market knowledge, marketing professionals conduct rigorous research into demographic migration patterns, buyer motivation factors, price point elasticity across different segments, seasonal demand !uctuations, local economic indicators, and planned development impacts. This multidimensional analysis—standard practice for formally trained marketers but rare in real estate—informs optimal timing, pricing strategy, and positioning approach.
Consumer Behaviour Insights: Agency professionals leverage outside advice on consumer psychology to analyse buyer search methodologies, platform preferences, content consumption patterns, decision triggers, and evaluation criteria. Unlike most agents who lack academic background in behavioural economics or consumer decisionmaking, marketing specialists understand the buyer's journey—from initial awareness through serious consideration to decision—allowing for strategic intervention at critical touch-points.
Competitive Property Intelligence: Marketing agencies implement structured competitive analysis methodologies, encompassing comprehensive examination of comparable listings' presentation quality, messaging effectiveness, unique selling propositions, and marketing reach. This systematic approach—a standard practice taught in marketing programs but rarely implemented by agents—enables differentiation strategy and positioning that highlights competitive advantages.
Buyer Persona Development: Drawing on formal training in market segmentation, agency professionals create detailed pro"les of the most likely buyers based on property characteristics, location attributes, and price point. This sophisticated targeting—far beyond the capabilities of most agents without marketing education—allows for highly targeted campaigns that speak directly to speci"c audiences most likely to value the property's unique offerings.
Professional marketers with formal educational backgrounds leverage this intelligence to craft strategies that position properties not merely as available inventory but as unique opportunities precisely aligned with speci"c buyer needs and aspirations. This represents perhaps the most profound difference between agency-level marketing and typical real estate promotion.
Beyond the Listing:
Crafting a Compelling Narrative
The transition from conventional property listing to effective property marketing begins with narrative development. While traditional approaches merely describe a property, effective marketing tells its story—creating emotional connection and perceived value that transcends physical attributes.
This narrative development process includes:
Property Brand Development: Creating a distinct identity for the property that encompasses its unique character, historical signi " cance, architectural distinctiveness, or lifestyle proposition. This branding provides coherence and memorability across all marketing touch-points.
Unique Selling Proposition Identi ! cation: Determining the genuinely distinctive elements that separate this property from alternatives— whether architectural features, location advantages, or lifestyle bene"ts—and elevating these differentiators throughout the marketing approach.
Emotional Bene ! t Translation: Converting physical features into emotional experiences that resonate with buyer aspirations. A spacious kitchen becomes an entertainment hub for creating meaningful memories with family and friends; southern exposure becomes the natural light that enhances wellbeing year-round.
Community and Lifestyle Integration: Positioning the property within its neighbourhood context, highlighting the experiential advantages of the location—from cultural amenities to educational opportunities to recreational access—that extend the property's value proposition beyond its physical boundaries.
This narrative approach transforms property marketing from mere information dissemination to compelling storytelling that creates emotional resonance with potential buyers—in!uencing both perceived value and purchase motivation.
The Art of Presentation: Capturing the Imagination
In contemporary property marketing, visual presentation constitutes perhaps the most critical component of success. Today's buyers form initial impressions and make viewing decisions based predominantly on visual content quality.
Professional presentation encompasses:
Architectural Photography: Professional imagery captured with specialised equipment, optimal lighting techniques, and composition expertise that showcases spaces to their maximum advantage. This includes twilight exterior photography that creates emotional appeal and lifestyle photography that helps buyers envision living in the space.
Cinematic Property Films: Professional videography that combines motion, music, and narrative to create emotional connections and demonstrate the property's !ow, functionality, and lifestyle potential. These productions transcend virtual tours to create aspirational content that drives engagement.
Aerial Cinematography: Drone photography and video that contextualises the property within its surroundings, showcases lot dimensions and features, highlights proximity to amenities, and provides perspective impossible to capture through conventional photography.
Immersive Virtual Experiences: Interactive 3D tours that allow prospects to explore properties independently, at their convenience, from any location. These technologies satisfy initial curiosity, qualify buyer interest, and create engagement that leads to in-person viewings by serious prospects.
Digital Staging and Visualisation: Computer-generated imagery that demonstrates a property's potential, whether showing vacant properties as fully furnished spaces or illustrating renovation possibilities in properties requiring updates. This technology bridges the imagination gap that often prevents buyers from recognising potential.
Properties presented with these professional techniques consistently outperform conventionally marketed equivalents in critical metrics including days on market, visitor-to-offer conversion, and sale-to-list price ratio.
Targeted Reach: Connecting with
the Right Buyers
Effective property marketing requires not merely compelling content but strategic distribution that reaches quali"ed prospects. This targeted approach includes:
Algorithmic Digital Targeting: Leveraging platform sophistication on channels including Instagram, Facebook, and Google to display property content speci"cally to users whose demonstrated behaviours, demographics, and interests align with likely buyer pro"les. This precision replaces general exposure with quali"ed reach.
Retargeting Strategies: Implementing technologies that reengage prospects who have previously interacted with property content, maintaining presence during their consideration process and driving deeper engagement through sequential content exposure.
International Reach Optimisation: For properties with potential global appeal, implementing specialised distribution to overseas buyers through platform-speci " c strategies, translation services, and international listing partnerships that expand the potential buyer pool beyond local markets.
Search Engine Visibility: Implementing technical and content strategies that ensure property listings achieve prominent placement in relevant search results, capturing buyers at the precise moment of active property seeking behaviour.
In " uential Partnership Development: Identifying and engaging industry in!uencers, including relocation specialists, corporate housing directors, and luxury lifestyle partners whose networks include quali"ed potential buyers aligned with the property's attributes.
This distribution sophistication ensures marketing investments generate exposure speci"cally among prospects with genuine interest and "nancial capacity—maximising ef"ciency and results.
The Undeniable Bene ts: Maximising
Your Return
The investment in sophisticated property marketing yields measurable returns that justify the additional resources required:
Premium Price Achievement: Properties marketed with professional strategies consistently command higher sale prices than comparable properties marketed conventionally—a differential that typically exceeds the marketing investment several times over.
Reduced Market Duration:
Strategically marketed properties attract quali " ed buyers more ef"ciently, reducing carrying costs associated with extended market time and decreasing the likelihood of price reductions necessitated by listing fatigue.
Negotiation Advantage: Properties presented with perceived premium value through sophisticated marketing create psychological anchoring that supports seller position during negotiations, resulting in more favourable terms beyond merely price.
Multiple Offer Scenarios:
Exceptional marketing that creates emotional connection and perceived scarcity more frequently generates competitive bidding situations that maximise seller advantage and " nal price achievement.
Data consistently demonstrates that professional marketing represents not an expense but rather a high-return investment in extracting maximum property value.
The Critical Choice: Agency Expertise vs. Traditional Limitations
The disparity in marketing quality across property listings re!ects not merely differential agent capabilities but a fundamental educational and philosophical divide in property representation. On one side stands the traditional real estate agent—typically lacking formal marketing credentials, operating without specialised creative staff, and constrained by both budget and expertise. On the other stands the agency model—staffed by marketing professionals with relevant degrees, specialised skills, and experience developing campaigns for major brands across industries.
The stark reality is that while real estate transactions involve signi"cant "nancial stakes —often representing the largest single asset in a seller's portfolio—the marketing of these assets is frequently entrusted to individuals with no formal marketing training. This paradigm would be unthinkable in other industries where assets of similar value are concerned.
The relevant question for property sellers becomes not whether they can afford professional, agency-level marketing, but whether they can afford to forgo it. When comparing the lifetime educational investment and specialised expertise of a marketing agency professional to the typical weekend real estate licensing course that requires no marketing competency whatsoever, the choice becomes clearer.
The decision ultimately rests with each property owner: accept conventional approaches from practitioners without formal marketing education that treat your signi"cant asset as merely another inventory unit, or insist upon sophisticated marketing from trained professionals that presents your property as the unique opportunity it truly represents. This choice directly impacts not merely the experience of selling but, more critically, the "nancial outcome of what typically represents one of life's most signi"cant transactions.
In today's evolved real estate marketplace, exceptional property marketing has transformed from luxury to necessity for those seeking to maximise their property's potential.
It might be interesting to consider the kind of attention your home could attract, even if you're not planning to move.
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Perth Property Market De with Double-Digit Growth in
In a year when Australia's property analysts predicted modest growth across the nation's housing market, Perth has emerged as the standout performer, shattering forecasts with an extraordinary surge in property values.
While economists anticipated a cooling period for Australian real estate with growth limited to approximately 5% nationwide, Perth's market de"ed these expectations, delivering double-digit growth that left even the most optimistic predictions in the dust.
Record-Breaking Performance
Perth's housing market recorded an impressive 19.1% growth in 2024, cementing its position as Australia's strongest-performing capital city. This remarkable "gure substantially exceeded the predictions of most industry analysts, including SQM Research, which had forecast Perth to lead the nation but with a more conservative growth range of 5% to 9%.
The Western Australian capital's performance is particularly noteworthy when contrasted with other major cities. While the national median home value increased by a modest 4.9% to $815,000, Sydney's once-booming market cooled considerably, recording just 2.3% growth. Meanwhile, Melbourne experienced a decline of 3% in house prices during the same period, highlighting the signi"cant divergence in Australia's property markets.
Louis Christopher, managing director of SQM Research, acknowledged the magnitude of his forecasting miss. "Our prediction for Perth was signi"cantly undercooked," Christopher admitted. "We incorrectly assumed that population growth would slow down, but the opposite occurred.”
Among major "nancial institutions, Westpac was the only bank to predict double-digit growth for Perth, though its 10% forecast still fell well short of the actual "gure. This widespread underestimation underscores how unique Perth's market conditions have become relative to the east coast capitals.
uence of factors that created ideal conditions
Despite recent growth, Perth's housing remains considerably more affordable than Sydney and Melbourne. This price differential has attracted both owner-occupiers and investors looking for value, particularly as remote work arrangements have made relocation more feasible for many Australians.
Strong Rental Returns: Perth's rental market has been among the tightest in the nation, with vacancy rates hovering near record lows. The resulting strong rental yields have proved irresistible to investors seeking better returns than those available in other capital cities.
Robust Population Growth: Western Australia has experienced signi"cant population increases, driven by both interstate and overseas migration. This in!ux has created substantial housing demand in a market already struggling with supply constraints.
Limited Housing Supply: A chronic shortage of new housing construction, exacerbated by building industry challenges including material shortages and rising construction costs, has failed to keep pace with demand. This imbalance has been a fundamental driver of price growth.
Low Listing Levels: The number of properties available for sale in Perth remained at historically low levels throughout 2024, creating intensely competitive conditions among buyers and putting upward pressure on prices.
Current Market Conditions
As of January 2025, while Perth's property prices remain at peak levels, there are early indications that the rapid pace of growth is beginning to moderate. The market recorded a 0.4% price increase in January, a more sustainable rate than seen during the height of the boom but still noteworthy as several other capital cities experienced price falls during the same month.
Perth continues to lead the nation in annual home price growth at 15.38%, maintaining its position as Australia's top-performing capital. This ongoing strength suggests that while the market may be transitioning to a more sustainable growth phase, fundamental support factors remain in place.
"Our
prediction for Perth
was signi cantly undercooked,"
Looking Ahead: Prospects for Perth's Property Market
The outlook for Perth's property market in 2025 remains positive, though several factors will in!uence its trajectory:
Interest Rate Environment: Interest rate cuts, both current and those anticipated in 2025, could stimulate Perth's housing market. Lower borrowing costs would improve affordability and potentially draw more buyers into the market, supporting continued price growth.
Persistent Supply Shortages: The structural housing shortage in Perth shows no immediate signs of resolution. Building approvals remain below levels needed to address the de"cit, suggesting that supply constraints will continue to support property values.
Affordability Constraints: Despite Perth's relative affordability compared to eastern state capitals, the rapid price growth of 2024 has stretched affordability metrics. This could act as a natural brake on future price increases, particularly if wage growth fails to keep pace.
SQM Research has taken note of Perth's unique market dynamics, forecasting that the city will continue to outperform other capitals in 2025 with growth of up to 19%. However, this prediction comes with the caveat that the pace may moderate as affordability constraints become more binding.
Conclusion
Perth's property market performance in 2024 stands as a testament to the divergent forces shaping Australia's housing landscape. While national forecasts focused on the dampening effect of high interest rates, Perth's unique combination of affordability, strong population growth, and supply constraints created conditions for exceptional growth.
As the market transitions into 2025, Perth appears positioned to continue its strong performance, though perhaps at a more moderate pace. For potential buyers and investors, the Western Australian capital presents both opportunities and challenges –the prospect of continued growth balanced against increasingly stretched affordability.
What remains clear is that Perth has "rmly established itself as Australia's property market outlier, defying not only the performance of other capitals but also the expectations of even the most seasoned market analysts.
$600,000 - $699,999
$1,000,000 - $2,499,999 Excluded
$301,000 - $699,999
$700,000 - $999,999
$1,000,000 - $2,499,999
Subiaco
Sales History by Property Attributes
Did you know?
Rokeby Road is named after Henry Robinson-Montagu, 6th Baron Rokeby (1798- 1883), a British soldier who fought at the Battle of Quatre Bras and the Battle of Waterloo in June 1815.
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With a keen eye for opportunity and a global perspective honed over 25 years, Justin serves as your trusted advisor, ensuring you navigate the everevolving property market with confidence. Leveraging a unique blend of digital marketing expertise, contract law knowledge, and skilled negotiation tactics, Justin tailors insightful analysis to your specific goals, whether you seek the charm of a heritage property, the comfort of an established dwelling, or the modern appeal of an o!-plan apartment.
As an accredited REIWA Selling and Buyers Agent with a proven track record, Justin possesses the knowledge and experience to confidently navigate the market on your behalf. A dedicated industry advocate and member of the REIWA Sales and Buyers Agent Network Commi"ee, Justin actively helps contribute to best practices within the state, ensuring you benefit from the latest market knowledge and insights.
But what truly sets Justin apart is the measurable advantage he provides clients. Having been fortunate enough to practice in international markets, Justin has gained a unique insight into elements of the transaction that are often overlooked by others. This translates to strategic guidance that empowers you to make informed decisions and achieve superior outcomes, whether you're buying, selling, or investing in WA property.
For homeowners, Justin understands the importance of securing the most value from your sale and seamlessly transitioning to your next dream home. He'll be by your side throughout the entire process, ensuring a smooth and successful outcome.
By choosing Justin, you gain a trusted advisor with a global perspective, maximising your opportunity to achieve superior results in the WA property market.
Appendices
Listings Report
RP Data ‘On The Market Report’ (Subiaco: Period from Jan 1st 2024 - Dec 31st 2024)
Sales Report
RP Data ‘Sales History Report’ (Subiaco: Period from Jan 1st 2024 - Dec 31st 2024)
Investor Report
RP Data ‘Rental Comparison Report’ (Subiaco: Period from Jan 1st 2024 - Dec 31st 2024)
Average Vendor Discount
The average difference between the "rst and last advertised price or contract price (were provided) on a property, within the speci"ed region. Auction listings and listings without advertised prices are excluded from the calculation.
Total Rental Listings
The number of properties that have been advertised For Rent and captured by CoreLogic within the speci"ed region. Only those rental listings which Corelogic has been able to match to an address within its database of property information have been included in this metric.
Did you know?
Rokeby Road- page 40
Source: City of Subiaco Street Names
Date: July 2016
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New Sale Listings
The number of properties that have been newly advertised For Sale and captured by CoreLogic within the speci"ed region. A new listing is one that hasn’t been previously advertised across any monitored source. Only those listings within CoreLogic has been able to match to an address within its database of property information have been included in this metric.
Average Days on Market
The average number of days properties are actively listed, within the speci"ed region. The Days on Market calculation compares the "rst advertised date with either the advised contract or withdrawn date on the property to calculate this metric.
Recently Advised Sales
The number of properties that have had a sale provided by a source other than a government authority within the speci " ed region. Nongovernment sources include real estate agents and agencies, advertised portals and results collected via auction reporting. Only those sales which CoreLogic has been able to match to an address within its database of property information have been included in this metric.
Recently Withdrawn Advice
The number of for sale or for rent properties that have been withdrawn from the market and captured by CoreLogic, within the speci " ed region. Only those sales or rental listings which CoreLogic has been able to match to an address within its database of property information have been included in this metric.
While every effort is made to ensure the information provided is up-to-date, Bellcourt cannot guarantee the absolute accuracy or comprehensiveness of the data and information contained within this publication. To the fullest extent permitted by law, Bellcourt excludes all liability for any loss or damage arising from the use of the data and information in this publication.
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