The Vines
A 130.6% jump in population over the past decade is the headline figure for The Vines, and almost every other number flows from that growth. Households sit in the 93.1st percentile for income nationally, yet the median house price is a relatively modest $561,000, because this is a new-development fringe suburb rather than an established premium one. Dwellings are 95.1% separate houses on large lots, and 78.4% have four or more bedrooms, the highest-bedroom profile you will find. Mortgage holders make up 63.5% of households, far above the renter share of 10.3%, marking a classic mortgage-belt family area at a median age of 39, one year below national.
Population
5,848
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,569/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$561K
Estimated from rent (2025)
At $561,000 the median house sits well below most Perth premium markets, which is unusual for a suburb where household incomes reach the 93.1st percentile nationally. The reason is supply: this is a master-planned growth area where 95.1% of dwellings are separate houses and large four-plus-bedroom homes account for 78.4% of stock, with three-bedroom homes a further 19.6%. Buyers here are committed owner-occupiers rather than investors, since 63.5% carry a mortgage and only 10.3% rent. Monthly repayments average $2,300, giving a mortgage-to-income ratio of 20.7%, comfortably below the 30% stress threshold. That low ratio against high incomes explains why families keep buying despite the four-bedroom skew, because the land-and-house package remains affordable relative to what they earn.
For Buyers
At $561,000 the median house sits well below most Perth premium markets, which is unusual for a suburb where household incomes reach the 93.1st percentile nationally. The reason is supply: this is a master-planned growth area where 95.1% of dwellings are separate houses and large four-plus-bedroom homes account for 78.4% of stock, with three-bedroom homes a further 19.6%. Buyers here are committed owner-occupiers rather than investors, since 63.5% carry a mortgage and only 10.3% rent. Monthly repayments average $2,300, giving a mortgage-to-income ratio of 20.7%, comfortably below the 30% stress threshold. That low ratio against high incomes explains why families keep buying despite the four-bedroom skew, because the land-and-house package remains affordable relative to what they earn.
For Investors
The investment case here is thin by design. Only 10.3% of dwellings are rented against a 63.5% mortgage share, so the tenant pool is shallow and weekly rent of $430 implies a gross yield near 4.0% on the $561,000 median, modest for the risk. The 7.1% vacancy rate is elevated, and rent actually fell 7.5% over the measured period, both signs that supply is running ahead of rental demand in a suburb still being built out. Demand drivers favour owner-occupiers: net internal migration adds about 484 residents a year, more than double the 171 from overseas migration, and development activity is low at 21 applications in 12 months, mostly fences, patios and a golf-course upgrade rather than new dwellings. With a renter share this low, capital growth from the 3.77% annual population trend, not yield, is the realistic return.
Development Activity
Total DAs
31
Last 12 Months
31
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
Demographics
The median age of 39 runs 1.0 year below the national figure, consistent with a family suburb where couples with children make up 2,570 of 5,142 families against 1,221 couples with no children. Average household size is 3.1, which is 0.6 above national, reflecting the four-bedroom housing stock. Overseas-born residents reach 35.9%, fully 14.3 points above national, yet the cultural base stays Anglo-led, with English ancestry at 2,632, Scottish at 613 and Irish at 492. The largest non-English language is Afrikaans at 62 speakers, ahead of Punjabi at 18, pointing to a notable South African migrant presence. University qualifications sit at 27.2%, which is 2.9 points below national, lower than the high household income would suggest because earnings here come from trades, mining and management roles rather than degree-gated professions.
Age Distribution
Bedrooms
Dwelling Structure
95.1%
Houses
4.7%
Townhouse
0.2%
Apartment
Tenure
Tenure is heavily skewed toward recent buyers: 63.5% of households carry a mortgage, 26.2% own outright and just 10.3% rent. That mortgage dominance, far above the renter share, marks a young family suburb still paying down recent purchases rather than a settled one. The stock is overwhelmingly detached, with separate houses at 95.1% and apartments at only 0.2%, and bedroom counts run large at 78.4% four-plus and 19.6% three-bedroom. The median house price of $561,000 stays affordable against the 93.1st-percentile household incomes, and affordability improved over the decade from 51.8% to 39.4% of income. Mortgage-to-income at 20.7% and rent-to-income at 16.7% both sit well below the 30% stress line, a comfortable position that reflects high earnings meeting moderate fringe-suburb prices.
Mortgage / mo
$2,300
Rent / wk
$430
HH Size
3.1
Personal Income / wk
$994
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.1%
Unoccupied
142
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.7%
Couples, no children
5,142
Total families
Economy & Employment
Employment is broad-based rather than concentrated in one sector: Healthcare leads at 12.8% (255 workers), followed by Education at 10.9%, Mining at 10.8% and Construction at 10.1%, with Public Admin at 8.1%. The mining and construction weight, unusual for a metropolitan suburb, explains how household incomes reach the 93.1st percentile despite university qualifications sitting 2.9 points below national, because those sectors pay well without requiring degrees. By occupation, Professionals (552) and Managers (495) lead, with Clerical/Admin at 438. Unemployment is low at 3.9% and the participation rate is 67.3%. SEIFA tells the same story: the economic-resources index (IER) scores decile 10, the top tier, while the education-and-occupation index (IEO) is only decile 5, a gap driven by high income paired with lower formal qualifications.
Unemployment
3.2%
Labour Force
9,224
Unemployed
298
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
30.1%
Participation
67.3%
Employed
2,949
Occupations
Top Industries
University
27.2%
Postgraduate
5.9%
Born Overseas
35.9%
Dwellings
1,853
Transport to Work
This is a car-dependent suburb by design: 90.5% of residents drive to work, only 2.4% use public transport and 1.6% walk or cycle, a reflection of the low density of 905.5 people per km2 across a 6.46 km2 footprint. SEIFA places the area in decile 7 on the IRSAD advantage index and decile 7 on the IRSD disadvantage index, both comfortably in the upper half nationally, and the economic-resources index reaches decile 10. Only 3.4% of residents, 191 people, need daily assistance, and 78.1% stayed at the same address, indicating a stable population once families settle. No schools are recorded inside the suburb boundary in this dataset, so families rely on schools in neighbouring areas, a common trade-off for a low-density semi-rural setting.
Drive
90.5%
Public Transport
2.4%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+3.77%/yr
(+606 people/yr)
High GrowthThe Vines is a textbook high-growth fringe suburb, with population up 130.6% over the past decade and a forward trend of 3.77% a year, roughly 606 additional residents annually. Internal migration is the engine, adding a net 484 residents a year, well more than double the 171 from overseas migration, so growth is driven by families relocating from elsewhere in Perth rather than new arrivals to Australia. The gentrification stage reads as new development rather than displacement of existing residents, which fits a master-planned area building out fresh stock. Affordability improving from 51.8% to 39.4% of income over the decade has supported that inflow, though real income growth was flat at -1.0%, so the affordability gain came from incomes holding while relative price pressure eased.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+171
Net Internal / yr
+484
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How The Vines compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is The Vines a good suburb to live in?
The Vines suits families seeking space: 95.1% of homes are separate houses and 78.4% have four or more bedrooms. Household incomes reach the 93.1st percentile nationally, and SEIFA places the area in decile 7 for advantage. The main trade-off is car dependence, with 90.5% driving and only 2.4% using public transport.
What is the median house price in The Vines?
The median house price is $561,000, modest given household incomes in the 93.1st percentile. Weekly rent averages $430 and monthly mortgage repayments run about $2,300, a mortgage-to-income ratio of 20.7%, well below the 30% stress threshold. Affordability improved from 51.8% of income in 2011 to 39.4% in 2021.
What schools are in The Vines?
No schools are recorded inside the The Vines boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is family-oriented, with an average household size of 3.1, which is 0.6 above the national figure, and 2,570 of 5,142 families are couples with children.
Is The Vines safe?
Detailed crime statistics are not available for The Vines in this dataset. As an indirect indicator, the suburb scores decile 7 on the IRSD index of relative disadvantage, in the upper half nationally, and only 3.4% of residents, about 191 people, need daily assistance, both consistent with a stable, lower-disadvantage area.
Is The Vines good for property investment?
The Vines favours owner-occupiers over investors. Only 10.3% of dwellings are rented, weekly rent of $430 gives a gross yield near 4.0%, and the vacancy rate is elevated at 7.1% with rent falling 7.5%. With population growth of 3.77% a year, returns depend on capital growth rather than rental yield.
How is The Vines's population changing?
The Vines is a high-growth area, with population up 130.6% over the past decade and a forward trend of 3.77% a year, about 606 residents annually. Internal migration drives this, adding a net 484 residents a year, more than double the 171 from overseas migration, as families relocate from elsewhere in Perth.
What languages are spoken in The Vines?
About 35.9% of residents were born overseas, 14.3 points above the national figure, yet most speak English at home. The largest non-English languages are Afrikaans with 62 speakers, Punjabi with 18 and Italian with 15, reflecting a notable South African and broader international migrant 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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