North Beach
North Beach combines established wealth with an aging trajectory: 39.9% of homes are owned outright, household income sits at the 80.1st percentile, and the median age of 44 is 4 years above the national benchmark. Its 3,689 residents live in a compact 2.14 sq km coastal suburb, with 62.2% separate houses and 15.1% working from home. Compared with the denser coastal feel of nearby Trigg, North Beach is more conventional in form, while Karrinyup adds larger retail services. A 20.8% turnover rate and 79.2% staying rate point to a settled base rather than a highly mobile market.
Population
3,689
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$2,124/wk
DAs (12 months)iDevelopment Applications lodged in the past year
42
North Beach suits buyers prioritising established streets, larger homes and tenure stability, although no current median house price is available as a reliable benchmark. The housing mix is led by 3-bedroom homes at 42.9% and 4-plus-bedroom homes at 31.3%, while separate houses account for 62.2%, well above the 8.5% apartment share. That mix matters because buyers are mostly assessing houses rather than small units. The mortgage figure is $2,541 per month, compared with weekly rent of $380, and mortgage payments represent 27.6% of income without a recorded stress flag. With household income at the 80.1st percentile, competition may be stronger than in lower-income markets.
For Buyers
North Beach suits buyers prioritising established streets, larger homes and tenure stability, although no current median house price is available as a reliable benchmark. The housing mix is led by 3-bedroom homes at 42.9% and 4-plus-bedroom homes at 31.3%, while separate houses account for 62.2%, well above the 8.5% apartment share. That mix matters because buyers are mostly assessing houses rather than small units. The mortgage figure is $2,541 per month, compared with weekly rent of $380, and mortgage payments represent 27.6% of income without a recorded stress flag. With household income at the 80.1st percentile, competition may be stronger than in lower-income markets.
For Investors
Investor appeal rests on tenant demand and turnover rather than a headline price metric, which is unavailable. Renting accounts for 28.9% of occupied dwellings and weekly rent is $380, while the 9.0% vacancy rate is above the level associated with a tightly leased market, so leasing speed and tenant selection deserve attention. Development activity reached 38 applications in 12 months, including additions and single-resident and multiple-resident proposals that could gradually alter the housing mix. Overseas migration is the primary growth driver, which may support rental demand, but the aging trajectory and 44 median age point to a tenant profile different from younger inner-city markets. Compare yields with Karrinyup and Trigg before committing.
Development Activity
Total DAs
42
Last 12 Months
42
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in North Beach
Open-register school locations for education access. This is not a school-quality ranking.
OUR LADY OF GRACE SCHOOL
NORTH BEACH PRIMARY SCHOOL
Demographics
North Beach has an established, relatively highly educated demographic profile. Median age is 44, which is 4 years above the national comparison, while 45.4% of residents hold a university qualification, 15.3 percentage points above the national figure. Average household size is 2.3 people, 0.2 below the national benchmark, consistent with 45.8% of families being couples without children and 41.5% couples with children. English, Irish and Scottish ancestry counts are 1,728, 483 and 389. Christianity and no religion account for 1,741 and 1,668 responses. Overseas-born residents make up 28.0%, 6.4 points above national, but below a 30% migrant-majority threshold. Compared with Trigg, North Beach presents as more family and owner oriented, while Karrinyup provides a broader nearby service mix.
Age Distribution
Bedrooms
Dwelling Structure
62.2%
Houses
29.3%
Townhouse
8.5%
Apartment
Tenure
North Beach's tenure pattern is a key signal of housing stability: 39.9% of dwellings are owned outright, 29.8% are mortgaged and 28.9% are rented. Outright ownership is higher than renting, and the 62.2% separate-house share is far above the 8.5% apartment share; semi-detached homes add 29.3%. The stock leans toward 3-bedroom homes at 42.9% and 4-plus-bedroom homes at 31.3%, suiting established households more than small-unit demand. Mortgage costs are recorded at $2,541 per month, with payments at 27.6% of income, while rent is $380 per week and rent-to-income is 17.9%. Compared with nearby Trigg's coastal apartment pockets, North Beach is more house-led, while Karrinyup provides a useful comparison for conventional suburban stock. No median sale price is available, so assess each home's land, condition and redevelopment potential separately.
Mortgage / mo
$2,541
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$380
Census 2021
HH Size
2.3
Personal Income / wk
$1,016
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.0%
Unoccupied
148
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
41.5%
Couples with children
45.8%
Couples, no children
10.7%
Single parent
1,031
Total families
Economy & Employment
North Beach's economic base is weighted toward skilled services and practical trades. Healthcare leads at 15.8% and 225 workers, followed by Education at 14.1% and 200, Construction at 12.6% and 179, Professional/Tech at 12.0% and 170, and Mining at 8.2% and 117. Healthcare is 7.6 percentage points above Mining, while the top 2 industries total 29.9%. Occupations reinforce the pattern: Professionals number 606 and Managers 337, ahead of Trades and Clerical/Admin at 231 each. Participation is 64.5%, unemployment is 4.0% and full-time work is 58.1%. IEO and IER sit at decile 9, IRSD at decile 10 and IRSAD at decile 9, all above the national midpoint. The stronger IRSD result suggests particularly low disadvantage, consistent with household income at the 80.1st percentile.
Unemployment
4.0%
Labour Force
1,987
Unemployed
79
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.1%
Part-time
36.1%
Participation
64.5%
Employed
1,908
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
45.4%
Postgraduate
10.1%
Born Overseas
28.0%
Dwellings
1,496
Transport to Work
Daily life is car-oriented: 75.9% travel as car drivers, compared with 3.2% using public transport and 2.7% walking or cycling, while 15.1% work from home. Two local schools provide a government primary option and a non-government option, giving families a basic sector mix, but enrolment zones should be checked against the exact address because they can cross suburb boundaries. Socioeconomic indicators are strong, with IRSAD at decile 9 and IRSD at the top decile 10, both above the national midpoint. Volunteering is 21.1% and 3.8% report needing assistance. There is no reliable suburb-level crime rate to quote, so review current police mapping and visit at different times. Compared with more transit-oriented inner areas, North Beach prioritises driving, parking and local school access.
Drive
75.9%
Public Transport
3.2%
Walk / Cycle
2.7%
Work from Home
15.1%
Population Forecast
+0.99%/yr
(+89 people/yr)
EstablishedNorth Beach is in an established phase, with forecast growth running at 0.99% annually across the wider area and overseas migration identified as the primary driver. The trajectory is Aging: the senior share has risen 6.1 percentage points, while the working share has fallen 5.5 points, so future demand is likely to favour established homes, accessibility and low-maintenance living more than rapid family expansion. Population change across the wider area is 15.0% over 10 years. Gentrification is at the Early signs stage with a score of 22, while rent growth has reached 22.7% and real income growth 5.9%. Compared with a high-growth redevelopment corridor, this is measured change because the suburb already has strong ownership and a settled resident base.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+124
Net Internal / yr
+23
Gentrification Signal
Early signs
Population +20% since 2011, Accelerating: 7% → 12%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Beach a good suburb to live in?
North Beach suits households seeking an established coastal setting, conventional housing and strong socioeconomic conditions. The median age is 44, household income ranks at the 80.1st percentile and 39.9% of homes are owned outright. Compared with more apartment-focused areas, the 62.2% separate-house share supports a quieter suburban feel, although daily travel is more car dependent.
What is the median house price in North Beach?
No current median house price figure is available for North Beach. Buyers can compare individual sales with the $380 weekly rent, the $2,541 monthly mortgage figure and the 62.2% separate-house share. Comparing similar homes in nearby Trigg and Karrinyup is useful because land size, renovation quality and redevelopment potential can produce larger differences than suburb-wide averages.
What schools are in North Beach?
North Beach has North Beach Primary School, a government primary school, and Our Lady of Grace School, a non-government school. The local mix includes 2 identifiable schools across 2 sectors. Families should confirm the exact enrolment zone and current intake rules before purchasing, as catchments can differ between nearby streets.
Is North Beach safe?
There is no reliable suburb-level crime rate to quote for North Beach, so safety should be checked through current police mapping, recent local reports and visits at different times. The suburb has 3,689 residents across 2.14 sq km, meaning conditions can vary by street. A 3.8% assistance-needs rate and IRSAD decile 9 describe social conditions, but they are not crime measures.
Is North Beach good for property investment?
North Beach may suit investors seeking an established rental market rather than rapid speculative growth. Renting accounts for 28.9% of dwellings, weekly rent is $380 and vacancy is 9.0%, which is above a tightly supplied market. Overseas migration is the main growth driver and 38 development applications were recorded over 12 months. Compare yields and vacancy with Karrinyup and Trigg before buying.
How is North Beach's population changing?
Growth across the wider area is forecast at 0.99% annually, with overseas migration the primary driver. The trajectory is Aging, with the senior share up 6.1 percentage points and the working share down 5.5 points. Population change across the wider area is 15.0% over 10 years, while gentrification is at the Early signs stage with a score of 22.
What development is occurring in North Beach?
North Beach recorded 38 development applications over 12 months. Recent examples include additions to a single house, a single-resident building plan and a multiple-resident proposal. This points to incremental change rather than a confirmed large estate, so buyers should check individual approvals, construction timing and the effect on parking or adjoining properties before purchasing.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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