Kiara
With 35.4% of residents born overseas, which is 13.8 percentage points above the national average, Kiara carries a notably international character for a suburb of just 1,776 people spread across 1.39 square kilometres north-east of Perth. The median house price sits around $417,000, placing it well below the Perth metro median and signalling strong affordability for a detached-house market where 88.7% of dwellings are separate houses. Household income falls at the 47.3rd percentile nationally, roughly middle-income territory, yet housing costs remain manageable: mortgage repayments consume 24.8% of income and rent takes 22.0%, both below stress thresholds. Population grew 55.4% over the past decade, driven equally by internal and overseas migration.
Population
1,776
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,512/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$417K
Estimated from rent (2025)
The estimated median house price of $417,000 makes Kiara one of the more affordable detached-house markets in Perth's middle ring. Monthly mortgage repayments average $1,625, and the mortgage-to-income ratio of 24.8% stays comfortably below the 30% stress threshold, a meaningful contrast to inner-city markets where ratios routinely exceed 30%. The stock is overwhelmingly separate houses at 88.7%, with semi-detached at 11.3% and no recorded apartment stock. Bedroom sizes lean large: 58.8% of dwellings have 4 or more bedrooms and 37.3% have 3, meaning buyers are getting substantial family homes rather than compact dwellings. Ownership rates are solid, with 36.3% of residents owning outright and 43.4% on a mortgage, leaving only 20.3% renting, below the state average.
For Buyers
The estimated median house price of $417,000 makes Kiara one of the more affordable detached-house markets in Perth's middle ring. Monthly mortgage repayments average $1,625, and the mortgage-to-income ratio of 24.8% stays comfortably below the 30% stress threshold, a meaningful contrast to inner-city markets where ratios routinely exceed 30%. The stock is overwhelmingly separate houses at 88.7%, with semi-detached at 11.3% and no recorded apartment stock. Bedroom sizes lean large: 58.8% of dwellings have 4 or more bedrooms and 37.3% have 3, meaning buyers are getting substantial family homes rather than compact dwellings. Ownership rates are solid, with 36.3% of residents owning outright and 43.4% on a mortgage, leaving only 20.3% renting, below the state average.
For Investors
The 20.3% renter share is relatively low for a rental investment market, but weekly rents of $333 against a $417,000 median imply a gross yield of approximately 4.2%, competitive compared to lower-yield inner suburbs. The vacancy rate of 4.5% signals mild oversupply and warrants attention before committing. Migration data is a positive signal: net internal migration averages 142 arrivals per year and net overseas migration 150, both running simultaneously, which is unusual and underpins population expansion of 2.48% annually. Development activity in the past 12 months recorded just 1 application, indicating the suburb is built-out with limited new supply pressure. The 55.4% population rise over the decade demonstrates durable demand, though the gentrification score of 33 and early signs stage suggest upside is beginning rather than exhausted.
Development Activity
Total DAs
2
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kiara iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kiara College
7-12 · 620 students
Demographics
Kiara's overseas-born population of 35.4% sits 13.8 percentage points above the national figure, reflecting sustained immigration flows into the suburb. The top ancestry groups are English (587 residents), Italian (142), Irish (138) and Scottish (132), giving a predominantly Anglo-European base with a Catholic and Christian core (Christianity at 831 residents, Buddhism at 96). The median age of 39 is 1.0 year below national, pointing to a slightly younger profile than average. University qualifications reach 30.6%, only 0.5 points above national, so the suburb is not unusually credentialled despite its professional occupational mix. Average household size is 2.5, matching the national figure. The residential stability is high: 84.1% of residents stayed in the same address over the period, with a turnover rate of 15.9%.
Age Distribution
Bedrooms
Dwelling Structure
88.7%
Houses
11.3%
Townhouse
N/A
Apartment
Tenure
Separate houses dominate at 88.7% of dwellings, with semi-detached accounting for the remaining 11.3% and no recorded apartment stock, making Kiara a pure detached-house market. Bedroom distribution skews large: 58.8% of homes have 4 or more bedrooms and 37.3% have 3, with only 4.0% having 2 or fewer, which reflects family-oriented rather than investor-grade stock. The tenure mix shows 36.3% owning outright, 43.4% on a mortgage and 20.3% renting, a relatively owner-heavy profile compared to inner-city suburbs. The estimated median house price of $417,000 combined with a $1,625 monthly repayment produces a mortgage-to-income ratio of 24.8%, below stress levels. Rent at $333 per week and a rent-to-income ratio of 22.0% also indicate affordable occupancy costs for tenants in the suburb.
Mortgage / mo
$1,625
Rent / wk
$333
HH Size
2.5
Personal Income / wk
$760
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
32
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.4%
Couples, no children
1,423
Total families
Economy & Employment
Healthcare leads Kiara's industry mix at 16.5% of employed residents (91 workers), followed by Education at 11.2% (62 workers), Retail at 10.3% (57 workers), Public Admin at 9.0% (50 workers) and Construction at 8.9% (49 workers). The concentration in health and education, which are both public-sector-anchored industries, explains why the suburb sits at the 47.3rd income percentile nationally rather than lower, as these roles offer stable if not high wages. By occupation, Professionals lead with 161 workers, Clerical and Admin at 147 and Community and Personal at 111. The unemployment rate of 5.4% is slightly above national norms, and the full-time employment rate of 64.7% is moderate. The SEIFA IRSAD decile of 5 and IRSD decile of 5 place Kiara squarely at the national median on both advantage and disadvantage measures, with the IER (economic resources) decile of 7 reflecting solid physical housing assets despite middle income levels.
Unemployment
5.1%
Labour Force
8,512
Unemployed
430
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.7%
Part-time
29.9%
Participation
62.4%
Employed
879
Occupations
Top Industries
University
30.6%
Postgraduate
4.0%
Born Overseas
35.4%
Dwellings
683
Transport to Work
Car dependency is pronounced in Kiara: 87.0% of residents drive to work and only 4.4% use public transport, with 0.6% walking or cycling, which is below the national average for active transport and reflects limited off-road infrastructure. No schools are recorded within the suburb boundary, so families rely on institutions in adjoining suburbs. The IRSAD decile of 5 places Kiara at the national median for socio-economic advantage and disadvantage, without the deprivation seen in lower-decile areas or the services concentration of upper-decile ones. Housing stress is absent: neither rent-to-income (22.0%) nor mortgage-to-income (24.8%) triggers the 30% threshold. Volunteering runs at 13.1% and 5.3% of residents need daily assistance, consistent with a stable, mid-income community. The 84.1% address retention rate over the reference period signals residents who stay rather than pass through.
Drive
87.0%
Public Transport
4.4%
Walk / Cycle
0.6%
Work from Home
N/A
Population Forecast
+2.48%/yr
(+366 people/yr)
EstablishedKiara's population grew 55.4% over the past decade, one of the stronger long-run growth rates among Perth's established suburbs. The current area SA2 population sits at approximately 14,768 in 2025, with medium forecasts projecting growth to 16,730 by 2031 at 2.48% annually, adding around 366 persons per year. Migration is the engine: net internal migration averages 142 arrivals per year and net overseas migration 150, a balanced dual-driver that reduces reliance on any single source. The gentrification score of 33 and early signs stage indicate the suburb is beginning to attract upgraders, supported by signals including accelerating university-educated share from 28% to 34% over the period. Affordability has improved from 46.5% in 2011 to 39.3% in 2021, meaning the suburb is becoming relatively more accessible despite price growth, which continues to attract buyers priced out of inner areas.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+150
Net Internal / yr
+142
Gentrification Signal
Early signs
Net internal migration +142/yr, Accelerating: 28% → 34%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kiara compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kiara a good suburb to live in?
Kiara suits buyers who want a detached family home at an affordable price point. The median house price of around $417,000 is well below the Perth metro median, mortgage-to-income sits at 24.8% and 84.1% of residents stayed in the same address over the survey period. The IRSAD decile of 5 places it at the national median, meaning average access to services and resources, without notable disadvantage.
What is the median house price in Kiara?
The estimated median house price is $417,000, based on rent-derived modelling for 2025. Monthly mortgage repayments average $1,625, producing a mortgage-to-income ratio of 24.8%, below the 30% stress threshold. Weekly rent averages $333, implying a gross rental yield of approximately 4.2% against the median.
What schools are in Kiara?
No schools are recorded within the Kiara suburb boundary in this dataset. Families rely on schools in nearby suburbs including Morley and Noranda. University qualifications among residents reach 30.6%, which is 0.5 points above the national average, suggesting a reasonably educated local population despite the lack of local schools.
Is Kiara safe?
Detailed crime statistics are not available for Kiara in this dataset. As an indirect indicator, the suburb scores decile 5 on the IRSD index of relative disadvantage, placing it at the national median, which is associated with average rather than elevated social risk. Only 5.3% of residents (91 people) need daily assistance, and 84.1% have stayed in the same address, consistent with a stable residential area.
Is Kiara good for property investment?
Weekly rent of $333 against an estimated median of $417,000 implies a gross yield around 4.2%, higher than many inner Perth suburbs. The vacancy rate of 4.5% is a mild caution. Population growth of 2.48% annually, driven by 142 net internal and 150 net overseas arrivals per year, supports ongoing rental demand. Just 1 development application was lodged in the past 12 months, so new supply pressure is minimal.
How is Kiara's population changing?
Kiara's population grew 55.4% over the past decade and is projected to reach 16,730 by 2031 under medium forecasts, up from approximately 14,768 in 2025. Annual growth runs at 2.48%, adding around 366 persons per year. Both internal migration (+142/yr) and overseas migration (+150/yr) are positive drivers, a balanced pattern that sustains growth across economic cycles.
What languages are spoken in Kiara?
About 35.4% of residents were born overseas, which is 13.8 percentage points above the national figure. Cantonese (22 speakers), Mandarin (18) and Arabic (11) are the most common non-English languages. Ancestry leans Anglo-European, led by English (587 residents), Italian (142) and Irish (138), with a small but growing East Asian and Middle Eastern presence.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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