Bibra Lake vs Embleton
Property investment comparison - Bibra Lake, WA 6163 vs Embleton, WA 6062
Head-to-head across core investment metrics: Bibra Lake wins 2, Embleton wins 1. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Bibra Lake | Embleton |
|---|---|---|
| Median house price | $1.1M | $1.1M |
| Median unit price | $490K | - |
| Gross rental yield (houses) | 3.95% | - |
| Gross rental yield (units) | 7.24% | 5.99% |
| 1-year house growth | +18.4% | +22.1%estimate |
| 3-year house growth | +56.8% | - |
| Vacancy rate | 0.2% | 0.7% |
| Population | 5,892 | 3,600 |
Bibra Lake vs Embleton: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.1M in Bibra Lake and $1.1M in Embleton.
Over the past year house prices moved +18.4% in Bibra Lake and +22.1% in Embleton (an estimate), so recent momentum favours Embleton, although both suburbs recorded growth.
Rental vacancy is 0.2% in Bibra Lake and 0.7% in Embleton, so landlords in Bibra Lake face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bibra Lake is the bigger suburb, with a population of 5,892 against 3,600, larger than Embleton; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Embleton for recent price momentum, Bibra Lake for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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