North Beach, Perth Coastal Prestige & Educational Excellence
Premium coastal suburb 14km from Perth CBD, delivering elite beachfront access (Mettams Pool), Carine SHS zoning, and rapid 20/12-day market velocity. Houses $1.7M (blue-chip consolidation), units $660k (4.57% yield) and 31-min bus+rail commute make North Beach one of Perth’s most defensible northern coastal investments.
Carine SHS catchment | Coastal lifestyle | Pre-approval in 24hrs
Why North Beach Outperforms
North Beach isn’t just another coastal postcode — it’s a tightly held, high-income lifestyle suburb that combines non-replicable beachfront amenity (Mettams Pool) with one of Perth’s most in-demand public school zones (Carine SHS). Severe stock constraints, surging rents (up to +17.6% YoY) and sub-3 week selling times are creating a consolidation phase now, with a clear setup for 5–8% house growth in the next 12–24 months.
Ready to secure a coastal address in North Beach? Let’s get you pre-approved now.
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Houses vs Units in North Beach
Two complementary markets: prestige family homes and high-yield coastal units
Houses
Premium coastal houses targeting Carine SHS families and long-term capital preservation. Extreme rental pressure supporting future price uplift.
Performance Metrics
- Growth: 0.0% – 3.3% (consolidation)
- Yield: 2.5–2.8% gross
- Rent: $1,075/week
- DOM: 20 days
- Sales: ~49/year
Best For
Owner-occupiers: Carine SHS access, coastal lifestyle
Investors: Land-backed coastal asset with rent-led growth
Units / Villas
Featured segment. Fastest-moving stock in North Beach with 12-day DOM and ~4.57% yield — perfect for rentvestors and downsizers.
Performance Metrics
- Growth: 2.7–3.1% annually
- Yield: 4.5–4.6% gross
- Rent: $732/week
- DOM: 12 days
- Sales: ~20/year
Best For
Investors: Coastal cash-flow + rapid tenanting
Downsizers: Low-maintenance near beach & dining
First buyers: Entry to 6020 without $1.7m outlay
Market Insight: Units are clearing in just 12 days with strong rental bids, confirming a structural undersupply of affordable coastal stock in North Beach. House stock is even tighter (49 sales p.a.) and is being held back by owner-occupiers — expect rent-led capital gains to follow.
North Beach Property Metrics
Current verified statistics you need to know
House Median: $1.7m
Premium coastal family homes in the Carine SHS zone.
- Annual growth: 0.0–3.3%
- Quarterly: +0.50%
- Rent growth: up to +17.6%
- ~49 sales/year
Unit Median: $660k
Best-performing segment for yield and time-on-market.
- Annual growth: 2.7–3.1%
- Yield: ~4.57% gross
- Rent: $732/week
- ~20 sales/year
Days on Market
Extremely fast-moving coastal stock.
- Houses: 20 days median
- Units: 12 days median
- Investors must be pre-approved
- Clean offers preferred
Rental Yields
Coastal cash-flow strongest in unit market.
- Houses: 2.5–2.8%
- Units: 4.5–4.6%
- House rent +9.7% to +17.6% YoY
- Rent-led capital growth setup
Supply Crunch
High ownership and low turnover.
- Ownership: 68.8% (rising)
- Very few unit listings
- 1000+ buyers/month across coastal strip
- Stock can clear in under 3 weeks
Market Outlook
Rent-driven growth for 12–24 months.
- Houses: 5–8% forecast
- Units: 3–6% forecast
- Carine SHS keeps demand high
- WA migration & low stock = floor
Who Lives in North Beach?
Affluent, long-term coastal households with school-focused demand
68.8% Home Ownership (↑ from 64.4%)
Owner-occupier rate climbing — rare for a coastal suburb. Confirms strong attachment to area and low turnover.
- Stable coastal community
- Long holding periods
- Limited stock released
- Strong owner maintenance
$2,124/Week Household Income
Median income ≈ $110k/year. High earning professional households able to service $1.7m assets.
- Above Perth metro average
- Dual-income families
- Can absorb rate rises
- Strong buying power in bidding
Median Age: 44 Years
Mature households — established families and lifestyle downsizers who can pay for coastal proximity.
- School-stage families (Carine SHS)
- Long-term planning
- Equity-rich residents
- Ready to upgrade within suburb
1.9 Vehicles Per Dwelling
Car-led lifestyle — fast road access to Stirling Station, Karrinyup and CBD.
- 14km to CBD
- 31-min bus+rail commute
- Coastal errands by car
- Suburban beach lifestyle
North Beach’s Coastal & Transport Advantage
Beachfront living with fast bus-to-rail CBD access
Stirling Station Link
Direct 425 bus connection to Stirling Train Station (Joondalup Line).
Transit Benefits
- 31 minutes to Perth CBD
- Regular bus frequency
- Park-and-ride options
- Retains quiet coastal streets
Commute Reality: Buyers prioritise beach + schools over a train on the doorstep — current transit is more than adequate for professionals.
Distance & Access
14km from Perth CBD — quick access via Karrinyup Rd & Mitchell Fwy.
Travel Options
- Car: ~20 min off-peak
- Peak: 25–35 minutes
- Bus + Rail: 31 minutes
- West Coast Drive coastal route
Commuter Choice: Most households drive or bus to rail — coastal lifestyle is the priority, not hyper-urban walkability.
Shopping & Dining
Premium local hospitality along Flora Terrace + rapid access to Karrinyup.
Major Shopping
- Karrinyup Shopping Centre (5–7 min)
- Local IGA & convenience
- Tom’s Italian (ocean views)
- Flora Terrace cafes
Lifestyle: Boutique coastal dining tailored to affluent locals — no need to leave 6020 for premium food/coffee.
Recreation & Lifestyle
Iconic northern coastal lifestyle — Mettams Pool, Trigg, parks and walking trails.
Key Features
- Mettams Pool (protected swimming)
- Trigg Beach (surf)
- 36% parks & open space
- Coastal walking/cycling paths
Coastal Access: True beach suburb — not “near beach”. This is the address buyers pay to hold for decades.
Schools in North Beach
School zoning is a major price driver here
North Beach Primary School
Carine Senior High School
St Mary’s Anglican Girls’ School
School Catchment Reality Check
CRITICAL: North Beach values are heavily influenced by Carine SHS intake (and, in some pockets, optional Churchlands). Always confirm the precise Department of Education zoning for your street — families will outbid investors for confirmed intake properties, lifting localised values.
North Beach vs Nearby Suburbs
How North Beach stacks up against northern coastal options
North Beach: $1.7m
Coastal prestige + Carine SHS
- 12–20 day DOM
- 4.57% unit yields
- Mettams Pool access
- House growth consolidating
- No on-suburb station
Watermans Bay: $2.1m
Ultra-quiet, ocean-front exclusivity
- Direct ocean frontage
- Very low turnover
- Higher price barrier
- Recent volatility (-9.5% YoY)
- Less dining variety
Trigg: $2.3m
Iconic surf + bushland premium
- High-status coastal brand
- Strong recent growth (+17% YoY)
- Highest entry price
- Older housing stock
- Smaller buyer pool
Carine: $1.43m
School-focused inland value
- Same Carine SHS benefit
- More affordable entry
- No beach on doorstep
- Less lifestyle cachet
- Less rental premium
The Verdict: Choose North Beach if you want true coastal living, strong rental inflation and Carine SHS — without paying Trigg/Watermans money.
Can You Afford North Beach?
Calculate repayments for houses ($1.7m) or units ($660k)
Who Should Buy in North Beach?
Choose the strategy that matches your income, deposit, and lifestyle goals
Yield-First Investors (Units)
~4.57% coastal yield + 12-day DOM = fast, low-vacancy investments. Perfect for rentvestors and SMSF strategies wanting beachside assets.
School-Zone Families
Buying primarily for Carine SHS access and beach lifestyle. Willing to pay $1.7m because zoning + coast = long-term wealth.
Downsizers
Want walkable coastal, Flora Terrace dining, low maintenance — without paying Watermans/Trigg prices.
Long-Term Wealth Builders
Chasing elite, non-replicable coastal land with rising rents. Happy to hold through consolidation to capture the next 5–8% upswing.
North Beach Buyer FAQs
What every North Beach buyer asks
Should I buy a house or unit in North Beach?
Houses are for families and long-term capital preservation (Carine SHS + beach). Growth is consolidating now (0–3.3%) but rent is surging, so prices should push again. Units are the investor sweet spot — ~$660k entry, 4.57% yield, 12-day DOM. If you want to be in 6020 without $1.7m, buy a unit.
Why are rents rising so quickly?
Because coastal stock is extremely limited and demand is lifestyle-led. House rents are up to +17.6% YoY — that’s enormous. This improves holding costs for investors and usually precedes a capital-growth follow-on as buyers reprice the income stream.
Does the lack of a train station hurt future growth?
No. Buyers in North Beach are paying for beach + school + postcode. The 31-min bus+rail commute via Stirling is good enough. Coastal scarcity beats transit purity in this suburb.
What deposit do I need for North Beach?
HOUSES ($1.7m): 10% = $170k (realistic), 20% = $340k (no LMI). UNITS ($660k): 10% = $66k, 20% = $132k. Add stamp duty — ~ $74k on $1.7m, ~ $24k on $660k (WA general rate). We can model lower deposits but you must show strong income.
Is school zoning really that important here?
Yes. Carine SHS intake is a structural value driver. Some pockets get optional access to Churchlands too. Always check DOE maps before offering — it can be the difference between average and premium buyer competition when you sell.
Will North Beach keep growing or is it topping out?
Current phase = consolidation after earlier gains. But rents have exploded, stock is very low, migration is strong, and neighbouring coastal suburbs are more expensive. That points to 5–8% house growth and 3–6% unit growth over 12–24 months.
How competitive is the market right now?
Very. Houses: 20 days. Units: 12 days. That means you must be pre-approved, have your deposit ready, and offer quickly — sellers prefer clean, condition-light offers because they have multiple buyers.
Is negative gearing viable here?
For houses, you may start slightly negatively geared because of the $1.7m price and ~2.7% yield — but the rent is rising so fast it can close the gap. For units, 4.57% yield + coastal demand makes cash-flow management far easier.
What about noise or traffic near West Coast Drive?
Yes, properties directly on or just off West Coast Drive can experience more traffic and visitor parking — but that’s the trade-off for immediate water views and walk-out beach access. Buyers accept this and still pay premiums.
North Beach vs Trigg or Watermans — which is better?
If budget is unlimited, Trigg/Watermans are ultra-prestige. If you want the same lifestyle, school zoning, and coastal walkability at a $400k–$600k discount, North Beach is the smart buy.
Get Pre-Approved Before Coastal Stock Sells
Houses moving in 20 days, units in 12. This is one of Perth’s tightest coastal markets. We specialise in northern coastal suburbs and can pre-approve you in 24 hours.
250+ coastal loans | Carine SHS experts | Pre-approval in 24hrs
Speak to a North Beach Specialist
We know the North Beach market intimately — houses, units, and school-zone properties. Fill out this form and we’ll contact you within 24 hours to discuss your 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 North Beach purchase
Repayment Calculator
Calculate exact repayments for houses ($1.7m) or units ($660k) at different deposits.
Use CalculatorTransperth Stirling Link
Official bus + train connection information for North Beach commuters.
View TimetableCurrent North Beach Listings
See what’s currently for sale in North Beach — houses and units.
View Listings