Kelmscott is a well-established suburb in Perth's south-eastern corridor, sitting within the City of Armadale and offering a mix of older character homes and newer developments. For owners of a free standing home in this area, understanding what you should be paying for building insurance is an important step in protecting one of your biggest assets. This article breaks down a real building-only insurance quote for a 3-bedroom, 1-bathroom free standing home in Kelmscott (postcode 6111) and puts the numbers into context.
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Is This Quote Fair?
The quote in question comes in at $543 per year (or about $51 per month) for building-only cover on a home insured for $498,000. Our price rating for this quote is CHEAP — below average for the Kelmscott area.
To put that in perspective, the suburb average for Kelmscott sits at $1,241 per year, with a median of $1,123. This quote lands at less than half the suburb median — a significant saving. Even compared to the 25th percentile (the cheapest quarter of quotes in the area, at $781/yr), this premium is still well below the mark.
For a homeowner on a budget, this is an excellent result. That said, it's always worth checking what the policy actually covers — a low premium can sometimes mean higher excesses, exclusions, or limited features. In this case, the building excess is $2,000, which is on the higher side and worth factoring in if you ever need to make a claim.
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How Kelmscott Compares
Looking at the broader picture, Kelmscott homeowners are already paying less than the state and national norms — making this quote even more impressive.
| Benchmark | Annual Premium |
|---|---|
| This Quote | $543 |
| Kelmscott Suburb Average | $1,241 |
| Kelmscott Suburb Median | $1,123 |
| Kelmscott 25th Percentile | $781 |
| Kalmunda LGA Average | $1,810 |
| WA State Average | $2,144 |
| WA State Median | $1,944 |
| National Average | $2,965 |
| National Median | $2,716 |
Compared to the WA state average of $2,144, this quote is roughly 75% cheaper. And against the national average of $2,965, the difference is even more striking — this homeowner is paying just 18 cents in the dollar compared to the typical Australian home insurance cost.
It's worth noting that this comparison is based on 51 quotes sampled from the Kelmscott area, giving a solid local benchmark. The LGA average for Kalamunda ($1,810/yr) also sits well above this quote, reinforcing just how competitive this premium is.
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Property Features That Affect Your Premium
Several characteristics of this particular property work in the homeowner's favour when it comes to insurance pricing.
Double Brick Construction This home features double brick external walls — one of the most favoured construction types among Australian insurers. Double brick is highly resistant to fire, wind, and general wear, which typically translates to lower risk in the eyes of underwriters. Compared to timber-framed or clad homes, double brick properties often attract more competitive premiums.
Tiled Roof Terracotta or concrete tiles are considered a durable and low-risk roofing material. They hold up well in most weather conditions and are far less susceptible to fire spread than corrugated iron or older materials like asbestos. This is another tick in the box for this property.
Stump Foundation The home sits on stumps, which is common for properties of this era (built in 1967) in Western Australia. Stumped foundations can be a minor flag for some insurers due to the potential for subsidence or movement over time, but for a well-maintained home it generally doesn't dramatically affect premiums.
Timber and Laminate Flooring Timber and laminate floors are standard in homes of this age and construction type. While timber can be vulnerable to moisture damage, it's a widely accepted flooring type and doesn't typically attract a loading on building-only policies.
No Pool, Solar, or Ducted Climate Control The absence of a swimming pool, solar panel system, and ducted air conditioning removes several common sources of claims and complexity. Each of these additions can increase both the rebuild cost and the insurer's risk exposure, so their absence helps keep this premium lean.
Construction Year: 1967 Older homes can sometimes attract higher premiums due to ageing infrastructure — particularly wiring, plumbing, and roofing. However, double brick homes from this era are often well-regarded for their solid construction, and the relatively modest size (130 sqm) keeps the sum insured manageable.
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Tips for Homeowners in Kelmscott
Whether you're reviewing your current policy or shopping for the first time, here are a few practical tips tailored to homeowners in this part of Perth.
1. Don't Over- or Under-Insure Your Building The sum insured here is $498,000 for a 130 sqm double brick home. It's important to make sure your sum insured reflects the actual cost to rebuild — not the market value of the property. Use a building calculator or speak to a quantity surveyor to get an accurate figure. Underinsurance is a common and costly mistake.
2. Review Your Excess Carefully This policy carries a $2,000 building excess. A higher excess is one of the most common ways to reduce your annual premium, but it means more out-of-pocket cost if you claim. Consider whether you could comfortably cover that amount in the event of damage, and whether a lower excess option might be worth the extra premium.
3. Take Advantage of Kelmscott's Lower Risk Profile Kelmscott is not in a cyclone risk zone, which is a significant factor in keeping premiums lower compared to northern WA. If you're comparing policies, make sure any quote reflects this accurately — some online tools default to higher risk settings that may not apply to your suburb.
4. Compare Quotes Annually Insurance premiums can shift significantly from year to year, and loyalty doesn't always pay. Given that the suburb average is $1,241 and this quote came in at $543, there's clearly a wide range of pricing in this market. Shopping around at renewal time is one of the simplest ways to avoid overpaying.
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Compare Your Own Quote
Curious what you could be paying for home insurance in Kelmscott? CoverClub makes it easy to compare building and contents insurance quotes from a range of Australian insurers — all in one place. Whether you're a first-time buyer or a long-term homeowner due for a review, get a quote today at CoverClub and see how your current premium stacks up against the market.