Henderson vs Leeming
Property investment comparison - Henderson, WA 6166 vs Leeming, WA 6149
Head-to-head across core investment metrics: Henderson wins 3, Leeming wins 2. 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 | Henderson | Leeming |
|---|---|---|
| Median house price | $1.5M | $1.5M |
| Median unit price | $790K | - |
| Gross rental yield (houses) | 2.82% | 3.23% |
| Gross rental yield (units) | 4.59% | 6.10% |
| 1-year house growth | +22.0% | +18.1% |
| 3-year house growth | - | +70.7% |
| Vacancy rate | 0.6% | 1.2% |
| Population | 36 | 10,883 |
Henderson vs Leeming: what the numbers say
The median house price is $1.5M in Henderson and $1.5M in Leeming, so Henderson is the cheaper entry point.
On cash flow, Leeming leads: houses there return a gross rental yield of 3.23%, compared with 2.82% in Henderson, a gap of 0.41 percentage points.
Over the past year house prices moved +22.0% in Henderson and +18.1% in Leeming, so recent momentum favours Henderson, although both suburbs recorded growth.
Rental vacancy is 0.6% in Henderson and 1.2% in Leeming, so landlords in Henderson face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Leeming is the bigger suburb, with a population of 10,883 against 36, roughly 302 times the size of Henderson; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Leeming for rental income, Henderson for a lower purchase price, Henderson for recent price momentum, Henderson 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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