Mullaloo, Perth Coastal Living with Suburban Charm
Premium family-friendly coastal suburb 25.9km from Perth CBD with rapid bus–rail access via Whitfords. Houses $1,289,000 (9–16.6% growth), 84.5% owner-occupied, 12-day market velocity, and blue-chip coastal lifestyle close to Hillarys Boat Harbour and the coming Ocean Reef Marina.
Coastal lifestyle | Houses dominate | Pre-approval in 24hrs
Why Mullaloo Outperforms
Mullaloo isn’t just another northern beach suburb—it’s a tightly held, high-income coastal market with extremely low stock, 12-day selling velocity, and non-replicable lifestyle advantages (uncrowded beach, local village, proximity to Hillarys and Ocean Reef Marina). The result is resilient, blue-chip capital growth.
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Houses vs Units in Mullaloo
House-led coastal market, units are niche/low volume
Houses
Premium coastal family homes, 12-day DOM, capital growth is the main play.
Performance Metrics
- Growth: +9.0% to +16.6% YoY
- Yield: 3.6–3.76% gross
- Rent: $850–$872/week
- DOM: 12 days
- Sales: ~87/year
Best For
Owner-occupiers: Families, coastal lifestyle, long-term hold
Investors: Capital growth focus, blue-chip asset
Units / Villas
Niche, rarely traded product. Use with caution—2 sales/year doesn’t give stable data.
Performance Metrics
- Growth: N/A (too few sales)
- Yield: up to ~5.74% (indicative)
- Rent: ~$700/week (indicative)
- DOM: highly variable
- Sales: 2/year
Best For
Investors: Only with suburb-specific knowledge
Downsizers: Want low-maint coastal living
Market Insight: Mullaloo houses are the core product. With 23 houses available and more than 1,800 active buyers in a recent period, this market is operating in acute scarcity—12-day DOM and 6% above-asking sales are now common. Being finance-ready is essential.
Mullaloo Property Metrics
Current verified statistics you need to know
House Median: $1.289m
Premium coastal segment in City of Joondalup.
- Annual growth: +15.09% YoY
- Quarterly: +1.74%
- Rent: $872/week
- 87 sales/year
Units: Niche Market
Too few sales for reliable trend.
- Indicative yield: 5.74%
- Rent: ~$700/week
- 2 sales/year
- Specialist investors only
Days on Market
Properties moving extremely fast.
- Houses: 12 days median
- Often 6% above asking
- Low stock: ~2.9% of houses
- Demand far exceeds supply
Rental Yields
Growth-first coastal market.
- Houses: 3.6–3.76%
- Rent up 5–9%/year
- Coastal premium supports rents
- Focus on equity, not cashflow
Supply Crunch
Entrenched scarcity from 84.5% owner-occupied base.
- Stock ~2.9% of total houses
- 1,841 buyers vs 23 houses
- Immediate absorption of listings
- Long tenure = stable prices
Market Outlook
12–24 month outlook remains positive.
- Houses to hold gains
- 5–10% expected p.a.
- Coastal, non-replicable amenity
- High incomes buffer rates
Who Lives in Mullaloo?
Understanding the demographics and lifestyle
84.5% Home Ownership
Exceptionally high owner-occupier rate—very tightly held coastal market with low rental churn.
- Stable family community
- Coastal lifestyle buyers
- Long tenure, low stock
- Demand exceeds listings
$2,447/Week Household Income
Affluent demographic with strong buying power to support $1.2m+ coastal homes.
- Above Perth metro average
- Dual-income professional families
- Serviceability for $1m+ loans
- Strong buyer resilience
Median Age: 41 Years
Family-heavy, established coastal suburb with strong school focus (Ocean Reef SHS zoning).
- 30.9% aged 0–18
- Long-term residency
- Attractive to downsizers
- School-driven demand
2.2 Vehicles Per Dwelling
Coastal market that prefers car + feeder bus to Whitfords over direct train access.
- Car-reliant suburban lifestyle
- 10min bus to Whitfords Station
- 21min off-peak drive to CBD
- Easy access to Hillarys & Joondalup
Mullaloo’s Coastal & Commute Advantage
Why coastal proximity still works for daily commuters
Whitfords Station Link
Feeder buses give fast access to the Yanchep Line.
Transit Benefits
- 10 min bus to Whitfords
- 44 mins total to Perth CBD
- Works with car-first households
- Keeps beach core quiet
Coastal Premium: You get rail access without sacrificing residential beach character—why Mullaloo stays in demand.
Distance & Access
Approx. 25.9km from Perth CBD—coastal but still commuter-friendly.
Travel Options
- Car: ~21 min off-peak
- Peak: 30–40 minutes
- Bus to Whitfords: 10 mins
- Mitchell Fwy/Marmion Ave
Commuter Choice: Most residents drive or do car + train, choosing beach access over station adjacency.
Shopping & Dining
Local village + access to major retail & coastal dining.
Major Shopping
- Mullaloo Village local hub
- Whitfords City nearby
- Mullaloo Beach Hotel
- Hillarys Boat Harbour dining
Lifestyle: True coastal suburb feel, not over-commercialised—ideal for families.
Recreation & Lifestyle
Pristine, family-safe beach + coastal paths.
Key Features
- Mullaloo Beach & SLSC
- Pirate Playground
- Coastal walking/cycling
- Beach & fishing access
Coastal Access: That combination of safe beaches + family parks is exactly why DOM sits at 12 days.
Schools in Mullaloo
Coastal family suburb with strong primary options and Ocean Reef SHS zoning
Mullaloo Heights Primary School
Mullaloo Beach Primary School
Ocean Reef Senior High School
School Catchment Reality Check
CRITICAL: Mullaloo’s appeal is boosted by access to Ocean Reef SHS and strong local primaries. Properties inside the preferred secondary catchments can command a premium—verify exact zoning with the WA Education Department before relying on school access as a purchase driver.
Mullaloo vs Nearby Suburbs
How Mullaloo stacks up along Perth’s northern coastal corridor
Mullaloo: $1.289m
Coastal, family-led, fast-moving
- 12-day DOM
- 15%+ house growth
- ORSHS zoning
- Yields modest (3.6–3.76%)
- Units are niche only
Ocean Reef: $1.365m
Marina-led upside
- Marina development appeal
- Strong coastal prestige
- Higher entry than Mullaloo
- Slightly slower growth
- Less “family beach” feel
Hillarys: $1.471m
Boat Harbour lifestyle
- Highest-grade amenity
- Tourist/waterfront dining
- ~$200k dearer than Mullaloo
- More commercial activity
- Less suburban quiet
Kallaroo: $1.122m
Nearby, more affordable
- Cheaper coastal entry
- Shares some catchments
- Recent -7.23% YoY
- Less price defence
- Weaker scarcity signals
The Verdict: Choose Mullaloo if you want premium coastal family living, fast sales, and strong recent growth without paying Hillarys money. Choose Ocean Reef for marina-led uplift. Choose Kallaroo for affordability with coastal proximity.
Can You Afford Mullaloo?
Calculate repayments for houses ($1,289,000) or niche units/villas (~$700,000)
Who Should Buy in Mullaloo?
Capital growth, coastal lifestyle, and school-led demand
Capital Growth Investors
15%+ recent house growth, 12-day DOM, and entrenched scarcity make Mullaloo a reliable equity builder.
Coastal Owner-Occupiers
Families wanting beach access, local primaries, and Ocean Reef SHS without paying Hillarys prices.
Downsizers
Established, safe, and quiet coastal suburb with instant access to shops, parks, and medical in Joondalup.
Professional Commuters
21min off-peak drive, 44min via Whitfords, and a premium coastal home to come back to.
Mullaloo Buyer FAQs
Questions every Mullaloo buyer asks
Should I buy a house or unit in Mullaloo?
Buy a house. Mullaloo is a house-driven market: 87 sales/year, 12-day DOM, 15%+ growth. Units/villas trade only ~2 times a year, so the data is volatile. If you want a safe, liquid, coastal asset → buy the house. Units are for very specific buyers only.
Why are Mullaloo houses growing 15%+?
Because the suburb combines three growth drivers: (1) premium coastal lifestyle, (2) entrenched scarcity (84.5% owner-occupied, stock ~2.9%), and (3) high local incomes ($2,447/week). Buyers are paying ~6% above asking to secure a home. That’s real, demand-led growth.
Is the lack of a train station a problem?
No. Mullaloo is a car-first coastal suburb. Residents happily do 10 minutes to Whitfords Station or 21 minutes to the CBD off-peak because the coastal lifestyle is the purchase driver. If walk-to-rail is non-negotiable, pick an inland station suburb instead.
What deposit do I need for Mullaloo?
HOUSE ($1,289,000): 20% = $257,800 (best to avoid LMI). 10% = $128,900 but expect higher LMI and tighter servicing. Add ~$57k for WA stamp duty. This is an affluent market—most buyers come with strong capital and pre-approval already in place.
Is Mullaloo peaking?
The 15% surge will likely moderate, but 5–10% annual growth is still on the cards due to low stock, high incomes, and non-replicable coastal amenity. A major correction is unlikely while WA demand and population growth remain strong.
How competitive is the Mullaloo market right now?
Extremely. 12-day DOM, 23 houses vs 1,841 buyers in a recent month, and evidence of 6% above-asking sales. Turn up without pre-approval and you’ll miss out. Finance first, then inspect.
How does Mullaloo compare to Ocean Reef or Hillarys?
Mullaloo = family, coastal, slightly better recent growth, cheaper than Hillarys. Ocean Reef = marina-led future uplift, slightly higher median. Hillarys = premium amenity but $200k+ dearer. If you want a quieter family beach at a strong-but-not-top price → Mullaloo.
Can I negatively gear a Mullaloo house?
Yes, but the real play is capital growth. At $1.289m and a 3.7% yield, you may run negative initially, but the 15%+ equity uplift seen recently is what buyers here are targeting. It’s a coastal, high-income, growth-first suburb.
What ongoing costs should I expect?
Expect above-average council rates and insurance consistent with $1m+ coastal homes, plus mortgage of ~$6,500/month on 6.5%/30yrs for the median property. Strong incomes in Mullaloo make these costs manageable.
Get Pre-Approved Before Coastal Properties Sell
Houses are selling in 12 days, often above asking. We specialise in northern coastal suburbs and can pre-approve you fast so you don’t miss the right home.
400+ northern corridor loans | Coastal specialists | Pre-approval in 24hrs
Speak to a Mullaloo Specialist
We know the Mullaloo market intimately—coastal family homes, growth investors, and downsizers. Fill out this form and we’ll contact you within 24 hours to discuss your Mullaloo purchase and get you pre-approved fast.
Office
123 St Georges Terrace
Perth WA 6000
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Helpful Tools & Guides
Everything you need for a successful Mullaloo purchase
Repayment Calculator
Calculate repayments for Mullaloo houses ($1.289m) or villas (~$700k).
Use CalculatorCurrent Mullaloo Listings
See what’s currently for sale in Mullaloo—coastal family homes.
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