Koondoola, WA 6064Home loan and property guide

Koondoola location and character

Koondoola is located within the City of Wanneroo, adjoining Ballajura, Balga, Mirrabooka and Malaga. Unlike the other Wanneroo suburbs covered in these guides, which lie in the outer northern growth corridor, Koondoola sits in the established middle ring alongside the City of Stirling suburbs.

Most of Koondoola's infrastructure was built in the 1970s. Two of the area's focal points, Koondoola Primary School and Koondoola Plaza, were built in 1975 and 1978 respectively, which dates the suburb's development clearly.

Prior to the 1970s a large portion of Koondoola had been a regional landfill facility. That history is the single most important local fact for a buyer, because former landfill affects ground conditions and can affect how lenders and insurers view a property. The suburb also contains Waddington Primary School, overlooking local bushland.

Transport and amenity in Koondoola

There is no railway station in Koondoola. Stirling station on the Yanchep line lies about 8.8 kilometres from Perth by rail and Warwick about 14.5 kilometres, both reached by bus or car. Transperth buses serve Koondoola Avenue, Mirrabooka Avenue and the surrounding streets.

By road, Mirrabooka Avenue runs north to south, Beach Road crosses to the south and Alexander Drive lies to the east, connecting the suburb to Mirrabooka, Balga and Ballajura. The middle-ring position gives comparatively short road journeys to the city.

Koondoola Plaza, built in 1978, serves daily needs, with Mirrabooka Square nearby as the district centre. Koondoola has a history of sporting clubs: Koondoola Junior Football Club was formed in 1975, followed by Koondoola Junior Soccer Club in 1977 and Koondoola Junior Cricket Club around the same time, with grounds at Koondoola Park. This guide does not describe school catchments.

Housing stock in Koondoola

Koondoola's housing dates largely from the 1970s development of the suburb, typically single-storey brick and tile homes on regular lots, with a townhouse component added through later infill. Apartment stock is absent.

At the 2021 Census, 1,122 of the 1,306 occupied private dwellings were separate houses and 182 were semi-detached or townhouse dwellings, with no flats or apartments recorded, so houses made up 85.9 per cent of occupied homes against 72.3 per cent nationally, while attached dwellings accounted for 13.9 per cent. Three-bedroom homes dominated at 819, with 275 having four bedrooms.

Inspections in stock of this age commonly consider roof tiles and ridge capping, cracking associated with ground movement, original wiring and plumbing, and asbestos-containing materials in dwellings built before the 1980s. On land with a former landfill history, ground conditions and any fill deserve particular attention.

Who lives and buys in Koondoola

The 2021 Census counted 3,919 residents in Koondoola, with a median age of 35 against 38 for Australia and an average household size of 2.8 people compared with 2.5 nationally. Children aged 5 to 14 were the largest group at 554, followed by 517 adults aged 35 to 44 and 500 aged 25 to 34, which describes a family suburb.

Tenure divides fairly evenly between mortgaged ownership and renting. The Census recorded 466 dwellings owned with a mortgage, 448 rented and 346 owned outright, so 36.4 per cent of households with a stated tenure had a mortgage, 35.0 per cent rented and 27.0 per cent owned outright, against 35.0, 30.6 and 31.0 per cent nationally.

Median weekly household income was $1,185 against $1,746, the lowest of the Perth suburbs covered in these guides, with median monthly mortgage repayments of $1,387 against $1,863 and median weekly rent of $285 against $375. For a buyer, this is among the most affordable markets in the middle ring, drawing first home buyers and investors, where serviceability is the central constraint.

Planning, former landfill and local factors in Koondoola

Development is controlled by the City of Wanneroo's local planning scheme together with the Residential Design Codes, which set density coding for each lot. The presence of townhouse infill indicates that coding supports subdivision in parts of the suburb, so buyers considering it should confirm the position for a specific address.

The former landfill is the distinctive local consideration. Prior to the 1970s a large portion of Koondoola had been a regional landfill facility, and land with that history can raise questions about ground conditions, settlement, fill and landfill gas. Buyers may wish to have a settlement agent or conveyancer pursue the site history for a specific lot, and to raise it with a building inspector.

The Map of Bush Fire Prone Areas, the latest version of which took effect on 13 December 2025, designates land across the state. Waddington Primary School overlooks local bushland, and lots adjoining remnant bushland are the most likely to be designated.

Buying in Koondoola under Western Australian contract law

Established houses in Western Australia are normally sold by offer and acceptance. Consumer Protection WA explains that the signed form becomes a binding contract once the seller accepts, and that there is no mandatory cooling-off period, so conditions for finance approval and for building and timber pest inspections need to be written into the offer before signing.

There is no mandatory seller disclosure statement in Western Australia, which matters more than usual here given the suburb's former land use. Independent enquiries and searches are therefore important, and for houses with recent additions Consumer Protection WA suggests checking whether work done in the past ten years had council approval. Transfer duty is assessed by RevenueWA.

Home loan considerations for Koondoola property

Detached houses and townhouses on standard lots are accepted security. Two local matters can affect the outcome. Where a lot has a former landfill history, some lenders and insurers take a more conservative view, and a valuer may comment, so buyers borrowing a high share of the price may wish to raise the site history with the lender early rather than after the offer is accepted.

Some lenders also apply additional scrutiny in suburbs where former public housing is concentrated, which can appear as a lower maximum loan-to-value ratio. With the lowest median household income of the Perth suburbs covered here, serviceability is usually the binding constraint for owner-occupiers, and lenders mortgage insurance or the Australian Government 5% Deposit Scheme is often part of the funding.

Lending considerations for Koondoola

• A large portion of the suburb was a regional landfill facility before the 1970s, which can affect ground conditions.
• Some lenders and insurers take a more conservative view of land with a former landfill history.
• Median weekly household income of $1,185 is the lowest of the Perth suburbs covered here, so serviceability binds first.
• Some lenders apply a lower maximum loan-to-value ratio where former public housing is concentrated.
• There is no mandatory seller disclosure statement in Western Australia, so independent searches matter here.

Lender policy differs between institutions and changes over time. The guide to Australian lenders explains how credit policy varies, and the home loan guide sets out the main loan structures.