North Beach
Household income at the 80th percentile nationally and a SEIFA deprivation score in decile 10 make North Beach one of Perth's more affluent coastal pockets. The median age of 44 sits 4 years above the national figure, pointing to a settled, established demographic rather than a turnover suburb. University qualifications reach 45.4%, which is 15.3 percentage points above the national average, and 40.4% of households own their home outright, a sign that much of the housing wealth here is debt-free. With just 3,689 residents across 2.14 square kilometres and a car-dependent commuter profile, North Beach reads as a quiet, high-income enclave with limited rental supply and a low development pipeline.
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
19
Median House
$554K
Estimated from rent (2025)
The median house price is estimated at $554,000, with monthly mortgage repayments averaging $2,541. Mortgage-to-income sits at 27.6%, below the 30% stress threshold, meaning the suburb is more comfortably financed than many Perth markets at a similar price point. The stock leans toward separate houses at 62.2%, with semi-detached dwellings at a notable 29.3% and apartments making up only 8.5%. Three-bedroom homes dominate at 42.9% and four-plus bedroom at 31.3%, making North Beach largely a family-home market. With 40.4% of residents owning outright, churn is low, which limits available stock and tends to support prices. The vacancy rate of 9.0% is elevated compared to tighter Perth markets, suggesting softer competition for rental properties rather than buyer demand.
For Buyers
The median house price is estimated at $554,000, with monthly mortgage repayments averaging $2,541. Mortgage-to-income sits at 27.6%, below the 30% stress threshold, meaning the suburb is more comfortably financed than many Perth markets at a similar price point. The stock leans toward separate houses at 62.2%, with semi-detached dwellings at a notable 29.3% and apartments making up only 8.5%. Three-bedroom homes dominate at 42.9% and four-plus bedroom at 31.3%, making North Beach largely a family-home market. With 40.4% of residents owning outright, churn is low, which limits available stock and tends to support prices. The vacancy rate of 9.0% is elevated compared to tighter Perth markets, suggesting softer competition for rental properties rather than buyer demand.
For Investors
The rental market in North Beach carries some complexity. Weekly rent of $380 against a $554,000 median implies a gross yield near 3.6%, modest by regional WA standards but consistent with established coastal suburbs. The 9.0% vacancy rate is higher than typical WA investment suburbs, which suggests rental supply is not constrained. The renter share of 29.3% provides a reasonable tenant pool, but the suburb's older median age and high outright-ownership rate mean tenant turnover is lower than average, not a strong churn market. Only 18 development applications were lodged in the past 12 months, indicating limited new supply competing with existing stock. The suburb's SEIFA IRSAD decile 9 ranking places it well above the national median on advantage, supporting long-term capital stability rather than yield-driven returns.
Development Activity
Total DAs
19
Last 12 Months
19
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 iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Our Lady of Grace School
PP-6 · 587 students
North Beach Primary School
K-6 · 417 students
Demographics
The median age of 44 is 4 years above the national average, consistent with a mature, established suburb rather than a growth corridor. University qualifications at 45.4% run 15.3 percentage points above the national figure, one of the more educated profiles in coastal WA. Overseas-born residents make up 28.0%, which is 6.4 points above the national average, though the ancestry profile remains predominantly Anglo-Celtic: English (1,728), Irish (483) and Scottish (389) are the top three ancestries. Average household size of 2.3 is slightly below the national 2.5, consistent with the 32.4% couples-without-children share. The volunteering rate of 21.1% is notably high, and only 3.8% of residents need daily assistance, pointing to a largely self-sufficient, connected community.
Age Distribution
Bedrooms
Dwelling Structure
62.2%
Houses
29.3%
Townhouse
8.5%
Apartment
Tenure
Tenure in North Beach is strongly skewed toward ownership: 40.4% own outright, 30.2% carry a mortgage, and 29.3% rent, with outright owners well ahead of national norms. Separate houses make up 62.2% of dwellings, well above the national average for urban suburbs, while semi-detached at 29.3% and apartments at 8.5% round out a relatively conventional stock mix. Three-bedroom dwellings are the most common at 42.9%, followed by four-plus bedroom at 31.3%, making this primarily a family-home market. The mortgage-to-income ratio of 27.6% sits below the 30% stress threshold, indicating purchasers are comfortably servicing debt relative to local incomes. Rent-to-income at 17.9% is among the lower ratios, confirming that neither renters nor buyers face significant housing stress at current market prices.
Mortgage / mo
$2,541
Rent / wk
$380
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
32.4%
Couples, no children
2,870
Total families
Economy & Employment
The local workforce is led by Healthcare (15.8%, 225 workers) and Education (14.1%, 200 workers), followed by Construction (12.6%), Professional/Tech (12.0%) and Mining (8.2%). The Mining sector at 8.2% is notable, reflecting Perth's broader resources economy and distinguishing North Beach from comparable coastal suburbs in eastern states. By occupation, Professionals (606) and Managers (337) dominate, consistent with the decile 9 IEO score for education and occupation. Unemployment sits at 4.2% and the full-time employment rate is 61.7%, with 979 residents not in the labour force, a figure shaped by the older median age of 44. Personal income averages $1,016 per week and household income $2,124 per week, placing the suburb at the 80th percentile nationally.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.7%
Part-time
34.1%
Participation
60.8%
Employed
1,797
Occupations
Top Industries
University
45.4%
Postgraduate
10.1%
Born Overseas
28.0%
Dwellings
1,496
Transport to Work
North Beach is almost entirely car-dependent: 89.5% of residents drive to work, and only 3.8% use public transport, which is low even by Perth suburban standards. Walking and cycling account for 3.2% of commuters. The suburb scores IRSAD decile 9, placing it in the top 20% nationally on the advantage index, and IRSD decile 10, the top tier nationally for low relative disadvantage. Rent-to-income at 17.9% and mortgage-to-income at 27.6% both sit below stress thresholds, meaning the cost burden here is manageable across tenure types. No schools are recorded inside the suburb boundary in this dataset, so families rely on nearby schools in adjacent suburbs. The density of 1,722 residents per square kilometre is moderate for coastal Perth, supporting a quiet neighbourhood feel without excessive congestion.
Drive
89.5%
Public Transport
3.8%
Walk / Cycle
3.2%
Work from Home
N/A
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 ranks in the top decile nationally on the IRSD disadvantage index and decile 9 on IRSAD advantage, placing it among Perth's lower-disadvantage suburbs. Household income sits at the 80th percentile nationally, and the mortgage-to-income ratio of 27.6% is below the 30% stress threshold. The main trade-offs are heavy car dependence with only 3.8% using public transport and no schools recorded inside the suburb boundary.
What is the median house price in North Beach?
The median house price is estimated at $554,000 based on 2025 rental data. Monthly mortgage repayments average $2,541, and the mortgage-to-income ratio sits at 27.6%, below the standard 30% stress threshold. Weekly rent averages $380, implying a gross yield of around 3.6% against the median.
What schools are in North Beach?
No schools are recorded inside the North Beach suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population is highly educated, with 45.4% holding university qualifications, which is 15.3 percentage points above the national figure, suggesting strong proximity to quality educational infrastructure in the wider area.
Is North Beach safe?
Detailed crime statistics are not available for North Beach in this dataset. As a proxy indicator, the suburb scores IRSD decile 10, the highest tier nationally for low relative disadvantage, and only 3.8% of residents (136 people) need daily assistance. These indicators are consistent with a low-disadvantage, socially stable suburb. The SEIFA IRSAD score of 1,109 places North Beach well above the national median.
Is North Beach good for property investment?
Weekly rent of $380 against a $554,000 median gives a gross yield near 3.6%, modest but consistent with established Perth coastal suburbs. The 9.0% vacancy rate is elevated, suggesting the rental market is not undersupplied. The suburb's IRSAD decile 9 ranking and 40.4% outright-ownership rate point toward capital stability rather than high-yield or high-growth returns. Only 18 development applications in the past 12 months limits near-term new supply.
How is North Beach's population changing?
Population trend data is not available in this dataset. The resident stability rate of 79.2% indicates that only 20.8% of residents moved in the prior year, which is a low turnover rate suggesting a settled, established community. The older median age of 44, which is 4 years above the national average, points to a gradually aging profile rather than a suburb in demographic transition.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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