Canning Vale
WACanning Vale is a growing suburb in WA with 34,504 residents.
- SAL code
- 50245
- SA2
- 506041133
- Population
- 34,504
Canning Vale, WA had 34,504 residents at the 2021 Census, with the broader statistical area showing a 8.7% growth over the last five years. The predominant age group is 35-44 years, and the median age sits at 37. Households are most often couples with children, and those with a mortgage repay a median of $2,000 a month. Around 79.3% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 49.2%. Most dwellings are separate houses, making up 94.4% of the suburb's housing stock. The suburb has 106 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Canning Vale, WA at a glance
Canning Vale is a large, master-planned southern suburb ~22 km from Perth CBD, straddling the City of Canning and the City of Gosnells. Most homes were built from the mid-1990s onward across the Ranford, Livingston and Waratah estates, on standard lots with comprehensive shopping, schools and (since June 2025) two new METRONET stations on its doorstep. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council pipeline.
For homebuyers
Canning Vale is a comfortable, multicultural family suburb where you'll find well-planned 1990s and 2000s estates rather than character cottages. Around 28% of residents have Chinese or Indian ancestry, and that shows up in the dining and grocery scene around Livingston Marketplace (corner of Ranford and Nicholson Roads); The Vale shopping centre covers the eastern side. Recreation is solid — local parks across the suburb plus a major Canning Vale Sports Complex now in development on Clifton Road. Five government primary schools sit inside the suburb (Canning Vale, Ranford, Campbell, Excelsior, Caladenia) plus St Emilie's Catholic and the high school is Canning Vale College. The biggest livability shift in years: Ranford Road and Nicholson Road METRONET stations opened on 8 June 2025, putting the Perth CBD ~29 minutes away by train. Garden City and Westfield Carousel are both ~10-15 minutes by car. In short: a settled, family-oriented southern suburb with new rail access, strong schools, and a diverse food scene — quality-of-life trade-offs are mild.
For investors
Canning Vale is a growth-led market with thin unit stock and very tight leasing. Median house sale ~$1.04M with rent around $800/week → ~4.12% gross yield (htag.com.au 2026); units run higher at ~5.10% on a $655 median rent. 12-month house growth is ~14.66% (htag 2026), with prices up another 2.5% to $1,076,777 in April (REIWA). Days-on-market 14 (houses) / 10 (units); 448 house sales versus just 15 unit sales in the past 12 months. Vacancy 0.67%.
Strengths
- Strong recent capital growth (~+14.66% YoY houses, htag 2026; +2.5% in April alone per REIWA).
- Very tight leasing — vacancy ~0.67% and median leasing time ~10 days (REIWA April 2026).
- Deep house transaction market (~448 sales in 12 months) makes entry and exit straightforward.
- Step-change in connectivity — Ranford Road + Nicholson Road METRONET stations opened June 2025, a ~29-minute CBD ride.
Trade-offs
- Yield is moderate (~4.1% houses) — this is a growth + stability play, not high cashflow.
- Almost no unit stock — only 15 unit sales in 12 months means limited diversification or scale-up options.
- Median house price already over $1M — entry cost is high relative to other yield-friendly Perth suburbs.
- Two-LGA split (City of Canning + City of Gosnells) means rates, planning rules and capital works pipelines differ block to block — diligence matters.
What's coming
City of Canning's Canning Vale Sports Complex on Clifton Road is in design (tender mid-2026), with construction targeted for 2027-29 and opening mid-2029 — AFL, soccer, cricket, athletics. City of Gosnells is delivering Ranford Road bus priority lanes between Nicholson and Campbell Roads (peak periods), with Stage 2 to extend further south to Warton Road, complementing the new METRONET stations.
Bottom line
For homebuyers: a practical, multicultural family suburb that just got materially better-connected. For investors: a growth-led houses market with very tight leasing and minimal unit exposure.
Population
?34,504
Suburb · Census 2021
5-Year Growth
+8.7%
3yr: +7.3% · 10yr: +14.5%
SA2 · 5yr
Household Income
$2,277/wk
Suburb · Census 2021 median
Median Age
37
Suburb · Census 2021
Socio-Economic Index
?8/10
SA2 · least disadvantaged
Unemployment
?2.2%
SA2 · Q4 2025
Schools
8
6 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?23
16 long day, 10 OSHC
Parks & green space
?106
Parks, reserves
Transport stops
?122
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
state Valuer-General sale price data not yet loaded for WA
Safety & Crime
2025 Q4Reported incidents from WA police. Offence rates may not reflect all crime.
Population over time — Canning Vale - East (SA2)
ABS publishes annual estimates only at SA2; Canning Vale suburb alone is ~34,504 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 5,945 to 27,381 over 24 years, averaging 6.6% per year.
Schools
8 in suburbSector
7 public · 1 private
Type
6 primary · 1 secondary · 1 special
Total enrolment
4,659
Avg per school
582
Government school catchment
Catchment data is not yet available for WA.
Source when available: WA Department of Education — Public School Local-Intake Areas.
Profile
Census snapshot
Housing
Public housing 0.1%Almost entirely detached houses (94.4%), owner-occupied (79.3%), built for families (69% are 4 bed).
Dwelling mix
Tenure
WA 27%
Number of bedrooms
Bushfire risk
Source: WA DFES Bush Fire Prone Areas
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Flood data is not yet available for WA.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: WA DFES Bush Fire Prone Areas and DWER Floodplain Mapping.
Planning zones
Planning-zone data is not yet available for WA.
Source when available: Landgate / WA Department of Planning, Lands and Heritage.