Northampton WA Property Investment

CAUTION — 6.2% gross yield on a $399,000 (pending peer validation) median.

Northampton has compounded at 1.4%/yr over 5 years. Median sits in the $399,000 (pending peer validation) band today. Properties are sitting on market for 45 days (roughly balanced conditions).

• Median house: $399,000 (pending peer validation) | Units: $254,807
• Gross yield: 6.2% | Net yield: 4.7%
• 5yr price CAGR: 1.4%/yr | 3yr forecast: 13.5%/yr
• Population: 830 | Owner-occupier rate: 75% | Affluence: Below Average

• Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline

• Vacancy: 3.0% (stable) | Rental demand: Moderate
• Median weekly rent: $475/wk | Days on market: 45 (stable)
• Tenant market — vacancy elevated, negotiate hard on rent.

• Median nightly rate: $246/night | Occupancy: 31%
• Estimated annual STR gross: ~$27,644/yr
• vs long-term rent: $24,700/yr (+12% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Nabawa station 22.6km away

If Northampton maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $458,850 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Northampton pull back 10-15% from $399,000, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

• Distance from CBD may limit long-term capital growth potential

• Badgingarra (WA): $450,000 median, 2.3% yield, 14.0% 1yr growth
• Frankland River (WA): $342,634 median, 2.4% yield, 9.3% 1yr growth
• Wagin (WA): $379,354 median, 4.6% yield, -3.5% 1yr growth

Northampton carries elevated risk that outweighs potential returns at current levels. A recovery market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.

• Entry range: $359,100 – $438,900
• Minimum gross yield to target: 6.5%
• Watch signal: vacancy dropping below 2% and days on market falling below 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.