North Lake
With 73.8% of dwellings having four or more bedrooms and a median age of 41, North Lake is one of Perth's most family-oriented suburbs, yet household incomes sit at the 91.3rd percentile nationally, well above the WA average. The suburb expanded 53.1% over the past decade, driven almost entirely by overseas arrivals who now make up 39.0% of residents, which is 17.4 percentage points above the national figure. At $560,000, the median house price remains accessible relative to inner-Perth markets, while mortgage stress is absent: mortgage repayments consume just 20.6% of income, compared to the 30% stress threshold.
Population
1,299
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,434/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Median House
$560K
Estimated from rent (2025)
At $560,000, the median house price in North Lake is within reach for households earning above the national median, and the mortgage-to-income ratio of 20.6% is well below the 30% stress level. Separate houses account for 96.9% of stock, making unit competition rare, and 73.8% of dwellings have four or more bedrooms, which suits growing families. Ownership is strong: 39.6% own outright and 45.6% carry a mortgage, together leaving only 14.8% as renters. Monthly mortgage repayments average $2,167, lower than many comparable suburbs in the Perth metropolitan area. The predominantly detached, large-format housing stock means buyers get more space per dollar than in denser suburbs closer to the CBD.
For Buyers
At $560,000, the median house price in North Lake is within reach for households earning above the national median, and the mortgage-to-income ratio of 20.6% is well below the 30% stress level. Separate houses account for 96.9% of stock, making unit competition rare, and 73.8% of dwellings have four or more bedrooms, which suits growing families. Ownership is strong: 39.6% own outright and 45.6% carry a mortgage, together leaving only 14.8% as renters. Monthly mortgage repayments average $2,167, lower than many comparable suburbs in the Perth metropolitan area. The predominantly detached, large-format housing stock means buyers get more space per dollar than in denser suburbs closer to the CBD.
For Investors
A vacancy rate of 5.0% is higher than the typical investment benchmark of 3%, suggesting moderate rental competition in the suburb. Weekly rent of $450 against a $560,000 median implies a gross yield of around 4.2%, more competitive than inner-city markets. Overseas migration drives net population growth at 416 arrivals per year, partially offset by internal outflow of 281 per year, maintaining steady underlying demand. With only 1 development application lodged in the past 12 months, new supply is negligible, which is a positive signal for existing rental stock. Rent growth of 10.5% over the measured period outpaced real income growth of negative 6.7%, indicating that rents have firmed faster than cost pressures on tenants.
Development Activity
Total DAs
5
Last 12 Months
5
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
Demographics
North Lake's median age of 41 is close to the national figure, but the composition beneath it is distinctive. Overseas-born residents make up 39.0% of the population, 17.4 percentage points above the national figure, and the top ancestries are English (456), Chinese (200) and Other (179), with Scottish and Irish communities also present. University qualifications reach 49.7%, which is 19.6 points above the national average, a reflection of the healthcare and professional workforce concentrated here. Average household size is 2.9, which is 0.4 above national, consistent with the family-oriented, four-plus bedroom housing stock. Mandarin (20 speakers) and Cantonese (12) are the leading non-English languages, pointing to a Chinese-heritage community that has grown alongside overseas migration.
Age Distribution
Bedrooms
Dwelling Structure
96.9%
Houses
3.1%
Townhouse
N/A
Apartment
Tenure
Separate houses dominate at 96.9% of all dwellings, with semi-detached at 3.1% and no apartment stock recorded. Four-plus bedroom homes account for 73.8% of all dwellings, and three-bedroom homes another 24.2%, making North Lake one of Perth's most uniformly large-format suburbs. Tenure splits as 39.6% owned outright, 45.6% with a mortgage and 14.8% renting, a profile that skews toward long-term owner-occupiers rather than investors. The rent-to-income ratio of 18.5% is below the 30% stress line, meaning renting is affordable relative to local incomes. Median rent of $450 a week and a monthly mortgage of $2,167 are both modest compared to the suburb's 91.3rd percentile household income position nationally.
Mortgage / mo
$2,167
Rent / wk
$450
HH Size
2.9
Personal Income / wk
$913
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
24
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.3%
Couples, no children
1,146
Total families
Economy & Employment
Healthcare is the single largest industry at 17.5% of local workers (94 people), followed by Professional/Tech and Education, each at 13.6% (73 workers). Public Administration and Mining each add a further share, with Mining at 6.9% reflecting proximity to WA's resources sector. By occupation, Professionals lead at 243 workers, followed by Managers at 100 and Clerical/Admin at 99. SEIFA scores place the suburb at decile 7 on IRSAD, IRSD and IEO, above the median nationally, and decile 8 on IER, which captures economic resources including home ownership and investment income. The unemployment rate is 5.6% and the full-time employment rate is 57.9%, with 67.7% labour force participation. Volunteering reaches 21.1% of residents, above the national average.
Unemployment
4.1%
Labour Force
14,923
Unemployed
612
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.9%
Part-time
36.5%
Participation
67.7%
Employed
694
Occupations
Top Industries
University
49.7%
Postgraduate
13.6%
Born Overseas
39.0%
Dwellings
456
Transport to Work
Car dependence is high: 86.4% of residents drive to work, which is well above the national average, while only 5.3% use public transport and 2.4% walk or cycle. No schools are recorded within the North Lake boundary, so families rely on institutions in neighbouring suburbs within the 6163 postcode area. Crime statistics are not available for this suburb, but the IRSD decile of 7 indicates below-average disadvantage nationally. Mortgage stress affects 0% of households at a 20.6% mortgage-to-income ratio, and rent stress is equally absent at 18.5%. The need-for-assistance rate of 3.9% (49 people) is low, and 79.0% of residents stayed in the suburb over the five-year period before the census, pointing to a stable and settled community.
Drive
86.4%
Public Transport
5.3%
Walk / Cycle
2.4%
Work from Home
N/A
Population Forecast
+3.12%/yr
(+765 people/yr)
EstablishedNorth Lake's population grew 53.1% over the past decade, a rate well above most established Perth suburbs. Forecasts project 3.12% annual growth, rising from around 24,527 in 2025 toward 30,827 by 2031 under the medium scenario. Overseas migration is the primary engine at a net 416 arrivals per year, partly offset by internal outflow of 281 per year as established residents move to other parts of the city. Early gentrification signals are present: the gentrification score is 30 (early signs stage), driven by the strong population influx and overseas inflow rather than income premiumisation. The young adult share fell 5.4 percentage points while the senior share rose 3.7 points over the decade, indicating an aging-in-place dynamic alongside the incoming younger migrant cohort.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+416
Net Internal / yr
-281
Gentrification Signal
Early signs
Population +60% since 2011, Net internal outflow -281/yr, Strong overseas inflow +416/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Lake compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Lake a good suburb to live in?
North Lake suits established families well: 96.9% of homes are separate houses, 73.8% have four or more bedrooms, and household incomes rank at the 91.3rd percentile nationally. The mortgage-to-income ratio of 20.6% is below the 30% stress threshold. The main limitation is car dependence, with 86.4% driving to work and only 5.3% using public transport.
What is the median house price in North Lake?
The median house price is estimated at $560,000, based on 2025 rent data. Weekly rent averages $450, and monthly mortgage repayments are approximately $2,167. The mortgage-to-income ratio of 20.6% places North Lake well below the 30% mortgage stress threshold for local households.
What schools are in North Lake?
No schools are recorded inside the North Lake boundary in this dataset. Families rely on schools in neighbouring suburbs within the 6163 postcode area. Locally, 49.7% of residents hold university qualifications, which is 19.6 percentage points above the national average.
Is North Lake safe?
Detailed crime statistics are not available for North Lake in this dataset. As an indirect measure, the suburb scores SEIFA decile 7 on IRSD (relative disadvantage), which is above the national median. Only 3.9% of residents (49 people) need daily assistance, and 79.0% of residents remained in the suburb over the five-year census period, indicating a stable community.
Is North Lake good for property investment?
Weekly rent of $450 against a $560,000 median implies a gross yield of around 4.2%, which is higher than many inner-Perth suburbs. Overseas migration of 416 net arrivals per year supports demand. The vacancy rate of 5.0% is elevated above the 3% investment benchmark, and only 1 development application was lodged in the past 12 months, limiting new supply competition.
How is North Lake's population changing?
North Lake grew 53.1% over the past decade, well above most established Perth suburbs. The medium forecast projects growth from 24,527 in 2025 to 30,827 by 2031, at 3.12% per year. Overseas migration is the primary driver at net 416 arrivals per year, while internal migration shows a net outflow of 281 per year.
What languages are spoken in North Lake?
About 39.0% of North Lake residents were born overseas, 17.4 percentage points above the national figure. English is the dominant home language. Mandarin (20 speakers) and Cantonese (12) are the leading non-English languages, alongside an ancestry profile led by English (456), Chinese (200) and Other (179) heritage groups.
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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