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ABS 2021 Census · Updated 21 May 2026
White Gum Valley is an outer-metropolitan suburb of Perth, Australia, with a population of approximately 3,358, making it a boutique locality. Located approximately 15 km from the Perth CBD, White Gum Valley is a outer metro area in Western Australia. The median household income is $98,332 per year.
Above-average earnings in White Gum Valley support sustained property values. Its proximity to the CBD adds a strong location premium.
Official Australia Post postcode for White Gum Valley. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near White Gum Valley on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
White Gum Valley is a smaller community of 3,358 — about 60% of the Western Australia suburb median (5,605) — so investors should factor in the narrower buyer pool and longer average time-on-market. At $98,332/year, household income in White Gum Valley is within 1% of the Western Australia median ($99,736), placing the suburb firmly in the state's mainstream demographic band. Median rent of $320/week (~$1,387/month) covers only 64% of the median mortgage of $2,167/month — the remaining $780/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. 15 km from Perth places White Gum Valley in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs.
This suburb suits long-term investors due to steady population growth and affordable entry prices. Look for established streets close to schools and shops rather than raw new-estate land. Local rents consume roughly 17% of household income — a useful sanity check on tenant affordability.
How White Gum Valley stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean White Gum Valley sits above the state median; negative means below.
| Metric | White Gum Valley | WA median | Δ vs state |
|---|---|---|---|
| Population | 3,358 | 5,605 | -40% |
| Median household income | $98,332/yr | $99,736/yr | -1% |
| Median rent (weekly) | $320 | $350 | -9% |
| Median mortgage (monthly) | $2,167 | $1,902 | +14% |
| Distance to CBD | 15 km | 20 km | -25% |
| Separate houses | 74% | 79% | -5pp |
Pre-inspection briefing for White Gum Valley — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: White Gum Valley's 3,358-person market and $98,332 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Weak cash flow: $320/week rent covers only 64% of the $2,167/month median mortgage — a $780/month gap that must be funded from other income. This suburb is a capital-growth play, not a yield play.
With 74% houses in a 3,358-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a White Gum Valley property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for White Gum Valley are modest for 2026 — incomes close to the WA median of $99,736 and a population of 3,358 suggest gains will lag headline metro markets. Rental coverage runs at ~64% of the typical mortgage ($1,387/month rent vs $2,167/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 69/100 places White Gum Valley in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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White Gum Valley scores 69/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 3,358, median household income of $98,332/year and median weekly rent of $320. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in White Gum Valley are proximity to Perth (15 km), a median household income of $98,332/year, a dwelling mix that is 74% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
White Gum Valley has a usual resident population of approximately 3,358, compared with a Western Australia suburb median of 5,605 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
White Gum Valley sits 15 km straight-line from the Perth CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $320 in White Gum Valley, equating to approximately $16,640/year in gross rental income (state median $350/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in White Gum Valley is $2,167, or approximately $26,004/year (vs $1,902/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $320 works out to $1,387/month, covering 64% of the median mortgage repayment of $2,167/month. That leaves a $780/month shortfall (around $9,360/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (3,358 residents), interest-rate sensitivity on the $2,167 median mortgage, the broader Western Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.