Why Bunbury, W.A, may be the perfect place to live

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Looking for the charm of a coastal city without the price tag of a capital? Bunbury might be your next smart move. Tucked between the Indian Ocean and Koombana Bay, this regional gem offers a laid-back lifestyle, modern homes, and a location that's hard to beat.

It's where weekends are spent by the water, not in traffic, where you've got rivers, bushland, and beaches at your doorstep and still enough local buzz to keep things interesting. Whether you’re chasing a sea change, planning your next investment, or just after a bit more space for your money, Bunbury's got plenty going for it.

Let's take a closer look at why more Aussies are calling it home, from the property market to the neighbourhoods, schools, cafes, and weekend rituals that make Bunbury feel like a perfect fit.

Bunbury at a glance

Location: Bunbury sits in WA's beautiful South West, about two hours south of Perth. Getting to and from the city is easy, thanks to the Forrest Highway and the daily Australind train. But Bunbury isn't just a place people pass through. It's Western Australia's biggest city outside of Perth, acting as a regional hub for more than 90,000 locals. That means you get solid infrastructure, schools, shops, and services at a slower pace and with less hustle.

Population: The Bunbury region is home to over 76,000 people, which has grown by about 1.5% yearly since 2016. Lifestyle migration and development drive that growth, with forecasts tipping the Greater Bunbury area to crack 100,000 residents by 2031.

Property market: Bunbury is still one of WA's more affordable markets, but that's changing. The median house price is around $700,000 as of 2025, which is still cheaper than Perth's $785,000 median. But values are rising fast. Bunbury saw a 20.7% increase in dwelling values last year, the highest annual growth rate of any major regional market in the country.

Market conditions: Bunbury is starting to see a few more listings pop up after a few boom years (2021 to 2024), where sea-changers and yield-hungry investors pushed demand sky-high.

That means buyers have more choice, but you'll still need to move quickly. In many suburbs, homes are selling in just two weeks. Price growth has cooled slightly from the peak frenzy, and buyers are a little more price-conscious than 12 months ago.

But confidence hasn't gone anywhere. Big projects like mining expansions, port upgrades and regional infrastructure are still driving strong demand and future growth.

CoreLogic confirms it, property values in Bunbury have bounced back and reached new record highs. So, if you're buying here, you're stepping into a resilient, high-performing market that's well-placed to grow over the next five years.

Image supplied by Cotality

Bunbury's best: Where locals love to live

From coast to river and everything in between, Bunbury is full of standout suburbs, each with its own pace, personality, and property potential. Here are three famous for their value, lifestyle, and growth.

South Bunbury offers beachside beauty with old-school charm. It is one of those suburbs that seems to tick every box. Close to the CBD, right on the coast and full of leafy streets and character homes, it's no wonder this area is in hot demand. Locals rave about the lifestyle; think of Back Beach sunsets, weekend markets, and cafes a short walk from home.

The schools and green space draw in families, while professionals love the easy commute. The property market reflected that love: house values have jumped over 34% in the past year, with the median now around $630,000. Units average about $502,000, offering a great option for downsizers or first-home buyers wanting that coastal lifestyle.

You'll find everything from 1960s cottages to sleek townhouses, and you're never far from the beach, Bunbury Wildlife Park or a great flat white. Unsurprisingly, South Bunbury regularly ranks as one of the region's most liveable and high-performing suburbs.

Dalyellup offers family-friendly living with space to grow. Just south of the city in the Shire of Capel, Dalyellup is a modern coastal estate quickly becoming a favourite with growing families.

Built in the 2000s, it offers newer homes, wide streets, local schools, and its own beach, all designed with community in mind. The median house price here has climbed to around $650,000 after a 25% leap in the past year. Most homes are spacious four-bedroom builds on generous blocks, with parks, lakes, and bike paths right outside your door.

You have everything you need: schools, a shopping centre, and weekend markets. It's ideal for Perth families relocating for a lifestyle or for locals to upsize without leaving the coast behind.

Eaton offers convenience and community across the river. Cross the Collie River, and you'll hit Eaton—a suburb that's come into its own in recent years. Known for its major retail hub, Eaton Fair (complete with shops, dining, and a cinema), the area is growing fast and attracting families and first-home buyers who want space without the coastal price tag.

Eaton still offers good value, with a median house price of around $600,000 (up 22% in the past year). You'll find a mix of older homes and newer estates (like Millbridge), great schools, sports clubs, and riverfront picnic spots. It's only a 10-minute drive into Bunbury CBD, but Eaton feels like its own town.

If you're after a community feel with everyday convenience, it's a suburb worth a serious look.

You also have other picks to watch out for:

• Australind (north of the inlet): Popular with families and investors, especially in new estates like Treendale.

• East Bunbury: It's a mix of old homes and redevelopment opportunities close to the train station and the inlet.

• Gelorup and Stratham: These semi-rural spots offer acreage close to town for lifestyle buyers chasing a bit of space.

Things to see and do in Bunbury

Whether you're new to town or just visiting, Bunbury has no shortage of things to explore, from iconic dolphin encounters to legendary markets and art-filled laneways.

Dolphin Discovery Centre and Koombana Bay: If you've heard of Bunbury, chances are you've heard about the dolphins. The Dolphin Discovery Centre sits on Koombana Bay, offering one-of-a-kind access to Bunbury's famous wild bottlenose dolphins. You can check out the aquarium, join an eco-cruise or even wade into the shallows when the dolphins come close.

The bay itself is a stunner. There's a calm swimming beach, a newly revamped foreshore, BBQ areas, and scenic paths that wind past playgrounds and picnic spots. Early mornings often come with dolphin sightings, one of those everyday reminders of how close to nature you are here.

Open every day, the Bunbury Farmers Market draws people in from hours away for a weekly shop. Inside, it's packed with fresh local produce, gourmet goods, artisan breads, and ready-to-go meals. From handmade pasta to fresh sushi, plus a café serving top-tier coffee and pastries, the market's got something for everyone. If you move here, expect your weekends to start with a market run.

Marlston Hill Lookout and Waterfront's lookout tower offers 360-degree panoramas across Bunbury, from city rooftops to the sparkling coast and the hills. A short walk away, the Marlston Waterfront is a go-to for food, drinks, and sunset views. You'll find the iconic white lighthouse, modern apartments, and some of the town's best small bars and restaurants.

North of the CBD, Leschenault Inlet is a quiet, saltwater lagoon perfect for a slower pace. The boardwalk leads through native mangroves and birdlife-rich wetlands, with black swans and pelicans often gliding past. There are walking and cycling paths all along the foreshore, a favourite for locals who want to get on a walk before work or have a weekend picnic by the water.

The Bunbury Regional Art Gallery (BRAG), set inside a bold pink former convent, is the heart of the local arts scene, showcasing everything from Indigenous works to contemporary exhibitions.

The city also has one of WA's best street art trails. In the afternoon, you can wander laneways and side streets, spotting large-scale murals and hidden gems. History lovers can follow the heritage trail, taking in places like the Old Post Office, King Cottage Museum, and St Patrick's Cathedral.

For families or anyone keen on native animals, Bunbury Wildlife Park is a must. You can hand-feed kangaroos, spot native birds, or stroll through shaded enclosures. Right next door, Big Swamp Reserve is a haven for birdwatchers and nature lovers, with boardwalks, lookouts, and peaceful trails surrounded by wetlands.

Image supplied by Cotality

Bunbury’s lifestyle essentials

Bunbury blends beach-town ease with the everyday essentials you'd expect from a regional hub. Great schools, solid healthcare, and easy transport, it's all here without the city stress.

Families have plenty of choices when it comes to schooling. Whether you're looking for strong academics, hands-on learning or a close-knit community, Bunbury delivers:

• Bunbury Senior High School: Set right near the beach, this public high school is known for its strong ATAR performance and coastal vibe.

• Newton Moore Senior High offers specialist STEM programs, which are great for future engineers or science lovers.

• Bunbury Cathedral Grammar: A respected private K–12 school on expansive grounds outside town.

Local primary schools are dotted across the suburbs, so most kids can walk or ride to school. For university and TAFE students, heading to Perth is unnecessary. The South West campus of Edith Cowan University and TAFE South Regional offers plenty of local study options.

As the region's health hub, Bunbury also gives locals access to excellent care without the city commute. Bunbury Regional Hospital and St John of God Bunbury share a modern health campus in South Bunbury, covering everything from emergency care to maternity and specialist services.

You'll also find GPs, dentists, physios, and aged care facilities across the city. Many Perth-based specialists visit regularly so that you can get big-city expertise locally. It's reassuring for families and retirees alike, especially knowing help is nearby.

One of the perks of Bunbury's life is that you're rarely more than 20 minutes from anything. Most locals drive, but there's a public bus network, and the CBD is super walkable and bike-friendly.

Heading to Perth? It takes just over 2 hours to get there by car via Forrest Highway. If you want to go the train route, the scenic Australind runs twice daily. Visiting the nearby towns? Busselton is just 45 minutes away, and Margaret River is a 90-minute drive. For the remote crowd, the NBN is solid.

Many locals work from home for Perth or interstate companies without missing a beat.

Bunbury also punches above its weight when it comes to food and coffee. Start your day on Victoria Street, where you'll find:

• Melbourne-grade coffee and beachside brunch spots

• Mojo's, a local institution for your almond flat white

• Market Eating House, a booked-out favourite doing share plates and local produce

Evenings can also be fun. Head to the Waterfront precinct for sunset drinks at Lost Bill's, or make a weekend of it with a visit to Marlston Republic Brewery or St Aidan Wines in Ferguson Valley.

If you like to stay active, Bunbury also has options for days. South West Sports Centre is the city's major fitness hub, with pools, a gym, and plenty of programs for all ages. Hay Park is home to athletics tracks, footy fields and national-level events.

You can join footy, cricket, netball, and surf clubs or try a triathlon group along Ocean Drive. If not, paddleboard in Koombana Bay, surf at Back Beach, or tee off at Bunbury Golf Club in Clifton Park.

For shopping, Bunbury offers both big brands and local flair. Bunbury Forum and Eaton Fair cover the major retailers (Kmart, Target, supermarkets). Meanwhile, Victoria Street has boutique stores, surf shops, and homewares for something more unique.

If you want to unwind, you have a few options. BREC (Bunbury Regional Entertainment Centre) hosts concerts, comedy, theatre and more; Grand Cinemas for the latest releases; Pubs, live music, food trucks and pop-up events to keep weekends lively. Bunbury also attracts festivals and touring acts that often skip smaller towns, which is another win for locals.

Bunbury also has a few secrets, and the locals are happy to share them.

• Wyalup-Rocky Point: Volcanic rock formations, crashing waves and peaceful vibes. It is a favourite for rock pooling or watching storms roll in.

• Marlston Hill boardwalk by night: Walk from the lighthouse toward Koombana Bay as the lights shimmer on the water.

• Ferguson Valley: Just 15 minutes inland, it's home to wineries, breweries, sweeping views, and Gnomesville, a forest filled with thousands of garden gnomes.

Image supplied by Cotality

What’s driving Bunbury’s growth in 2025

Bunbury is not just beautiful; it's booming. Between major infrastructure upgrades, a growing job market and smart future planning, 2025 is shaping up as a turning point for this coastal city.

Let's start with the Bunbury Outer Ring Road (BORR)—a $1 billion project reshaping how people move around the region. Once complete, this 27km bypass will take heavy traffic out of city streets, link Forrest Highway to Bussell Highway and make getting around faster, safer and more convenient for everyone. But it's not just roads. Bunbury's foreshore is also getting a full glow-up.

Following the Koombana Bay’s successful transformation, more upgrades are in the pipeline as part of the state's Transforming Bunbury's Waterfront plan. Think of new public spaces, dining precincts, apartments, a marina, and fresh facilities for the Dolphin Discovery Centre and boat harbour.

What does that mean for locals? A better-looking, more functional city, and the potential for stronger property values in key growth areas.

Bunbury's economy has always had strong foundations: mining, resources, agriculture, and port trade. But now it's also diversifying and modernising. Worsley Alumina and Kemerton lithium expansions are creating new jobs in trades, engineering, and logistics. The Bunbury Port is busier than ever, handling record trade volumes, and further expansion is in the works.

Ongoing construction and public works are keeping the local job market humming.

The future? It's looking smarter. Under the WA Government's Diversify WA strategy, Bunbury is set as a future innovation hub. Investment is already flowing into ICT and digital industries, and local business parks like Halifax and Shotts are welcoming new tech-friendly and light-industrial players.

Bunbury offers that rare mix of lifestyle and growth if you're looking to live in a place that's on the move but still has room to breathe.

Here’s how Bunbury stacks up at a glance:

Why Bunbury works for first-home buyers

If you're a first-home buyer, Bunbury isn't just a great place to live; it's a smart way to get started. Bunbury makes homeownership feel within reach with affordable entry points, solid infrastructure, and a lifestyle that feels like a step up, not a compromise. In 2025, that's no small thing.

Let's break it down.

It's more affordable than most WA markets. In suburbs like Withers or Glen Iris, you can still find a 3-bedroom home in the high $300Ks or low $400Ks, meaning you're not priced out before you start. That's well below Perth's median and keeps you under the WA stamp duty exemption cap (for homes under ~$450K), which could save you thousands upfront.

There's help on the table. If you're building new, you may qualify for the $10,000 First Home Owner Grant in WA—a big help toward setup costs, furniture, or that first BBQ with mates.

You've got real choices. Prefer a newer home? Look at Eaton or Dalyellup. Both offer family-friendly neighbourhoods and newer properties around the mid-$400K range. After something with charm and potential? Look in South Bunbury or East Bunbury for older homes with renovation potential.

These aren't budget suburbs. They're established regions with parks, schools, shopping, and cafes already in place. You're not waiting for your plans to come to life; the good stuff's already there.

Why Bunbury works for smart investors

If you're looking to invest in 2025, Bunbury delivers on the numbers. Solid yields, low vacancies, and long-term growth potential make it one of WA's regional picks.

Bunbury offers strong returns with affordable entry. Gross rental yields range from 4.5%–5% for houses and often higher for units, outpacing Perth and most eastern states. With buy-in prices still comparatively low, investors get the double benefit of strong income and better value.

Bunbury also has tight vacancies, which means strong rental demand. Bunbury's vacancy rate has been under 1% and, at one point, dipped as low as 0.45%, the lowest in the country. That means minimal downtime between tenants and plenty of choices regarding who moves in. According to local property managers, family homes or pet-friendly rentals are in high demand.

Growth is also not slowing down in Bunbury. Property values in Bunbury climbed more than 20% last year, and while that pace might ease, the long-term outlook is positive due to a few reasons:

• Expanding mining and lithium operations

• Record trade activity at Bunbury Port

• Ongoing infrastructure upgrades (like the Bunbury Outer Ring Road)

• Steady growth in public sector jobs

With the local economy growing across multiple industries, the core of capital growth is strong.

Some of the top picks for investors in Bunbury include:

• Glen Iris and Carey Park: Central, affordable, and ideal for cosmetic renos.

• Australind and Treendale: Family-focused areas with modern homes that rent quickly.

• South Bunbury units: A quiet performer.

Median prices range between $300K and $500K, and values surged ~34% last year. The properties are in a top location and appeal to young professionals chasing a lifestyle.

Why Bunbury works for upgraders and downsizers

Bunbury offers space, lifestyle, and value in one neat package if your family has outgrown your current place (or you're ready to find that "forever" home). You'll find spacious 4+ bedroom homes, big backyards, and multiple living areas. You can also find family-friendly neighbourhoods with schools, parks, and health care nearby.

Suburbs like Treendale and Australind offer modern homes on 700+ sq m blocks, while Dalyellup gives you near-new homes just minutes from the beach, perfect if your kids are always outside.

Looking for character? South Bunbury and College Grove have larger blocks, established trees, and room to extend, renovate, or even add a pool.

And the best part? With median prices for 4-bed homes around the mid-$600Ks, many upgraders find they can sell a smaller home, even in Perth, and upsize in Bunbury with little or no extra debt. That's financial breathing room and lifestyle upside all at once.

For downsizers, Bunbury also makes it easy for downsizers to find the right fit—less maintenance and more lifestyle. You can swap the big family home for a low-maintenance apartment with ocean views, a modern townhouse or villa, or a spot in a lifestyle village with social perks built in.

The Marlston Waterfront area is a top pick, with secure, stylish apartments offering inlet or ocean views and lift access. You'll also find over 55 villages on the city's fringe, with community centres, pools, and social events ready to go.

Prices for villas and units tend to sit in the mid-$400K to mid-$500K range, which means plenty of homeowners can downsize without taking on a new loan and free up funds for retirement or travel.

When it comes to health and support, Bunbury has you covered. It has both public and private hospitals, heaps of local specialists, and a strong community network. From transport concessions to local volunteering groups, staying active, connected, and supported is easy.

Image supplied by Cotality

Ready to buy in Bunbury? Aussie is here to help.

Whether you're just starting your home-buying journey or narrowing down your next move, Aussie has the tools and support to help you move forward with confidence.

Want to know what you can afford and your borrowing capacity? Know your budget with our borrowing power calculator. Our free calculator gives you a quick estimate based on your income and expenses. It's the perfect first step to setting your buying budget.

Plan your repayments with our mortgage repayment calculator. Use this tool to estimate your loan repayments based on interest rates, loan terms, and how often you plan to make repayments. It's a smart way to plan and ensure your dream Bunbury home fits your real-world finances.

Want to know what a property's worth or track the equity in your current home? Get the inside scoop with our free property reports and live equity tracker. Aussie's free property report tool gives you suburb data, recent sales and estimated values. Already a homeowner? Our Aussie app helps you monitor your equity in real-time and gives tips on how you could use it to invest or renovate.

Buying a home can be overwhelming, but you don't have to do it alone. Get personalised support from an Aussie Broker. An Aussie Broker can help you understand how much you could borrow, walk you through loan options from over 25+ lenders, and factor in things like the First Home Owner Grant or using super to buy. It won't cost you a cent to chat and could save you time and stress.

Bunbury is full of opportunity right now. Whether you've got your eye on a place or you're still working out your next step, an Aussie Broker can help you get pre-approved, so when the right property comes up, you're ready to move. Turn your dream of a Bunbury home into a reality. Let's make it happen.

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