Johann Dique
2/26 Roccella Loop, Ashby, WA 6065
CLOSING DATE SALE 8th September
2 2 1
Open Saturday 5 September 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Ashby — Whadjuk Noongar Country
Originally part of Wanneroo's agricultural and poultry farming belt, Ashby was excised to accommodate residential expansion in the late 1990s. Significant residential development commenced in the early 2000s, transforming rural lots into modern estates. It was designed as a higher-elevation residential alternative to the more established Wanneroo townsite.
A quiet, master-planned residential enclave characterized by large 4-bedroom family homes, manicured streetscapes, and a high proportion of young families.
Overall Score
7.2
A solid performer for families seeking modern infrastructure and safety, though car-dependent.
Aboriginal Name
Mooro— "Refers to the tribal territory of the Mooro people, encompassing the chain of wetlands."
Name Origin
Named after Mr. E.E. Ashby, a local landowner and poultry farmer who owned property in the area during the mid-20th century.
Established
Gazetted 1997
Green Buffer
Bordered by the Lake Joondalup Nature Reserve to the west.
Housing Age
Over 85% of dwellings were constructed post-2000.
Local Landmark
Home to the award-winning Ashby Bar & Bistro, a central community hub.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.8
Strong demand driven by the broader Perth market upswing and local stock scarcity.
Amenity
6.5
Good local essentials (Ashby Village) but relies on Joondalup for major retail and hospitals.
Schools
7.0
Well-served by neighboring Tapping and Carramar primary schools and private options.
Transport
5.2
Limited public transport; heavily reliant on private vehicles and bus-to-rail links.
Risk Profile
6.0
Primary risks are environmental (bushfire) and interest rate sensitivity among young families.
Liveability
7.5
High quality of life for families with modern parks and a quiet suburban atmosphere.
Demographics
8.2
Strong profile of dual-income families and high owner-occupancy rates.
Rental Demand
8.5
Extremely tight vacancy rates consistent with the Perth metropolitan average.
Growth Potential
7.1
Steady growth expected as Joondalup continues to develop as a 'second CBD'.
Affordability
6.4
Prices have risen significantly, moving it out of the 'entry-level' bracket for the north.
Crime & Safety
7.8
Lower than average crime rates compared to the wider Wanneroo district.
Walkability
4.2
Typical suburban layout; most errands require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$735,000
March 2026 estimate
12mo Growth
8.4%
Outperforming national average
Family Ratio
72%
Households with children
Vacancy Rate
0.6%
Critically undersupplied
Days on Market
12 days
Highly competitive market
To Perth CBD
28km
Approx. 35-45 min drive
✅ Key Advantages
- Modern housing stock requiring minimal immediate capital expenditure.
- High percentage of owner-occupiers fosters a strong sense of community and pride in property.
- Proximity to Joondalup Health Campus and Edith Cowan University (10-minute drive).
- Excellent local hospitality options including the Ashby Village shopping precinct.
- Safe, quiet streetscapes with multiple well-maintained pocket parks.
⚠️ Key Watch-Outs
- Significant portion of the suburb is within a designated Bushfire Prone Area.
- Limited secondary school options within the immediate suburb boundaries.
- Heavy reliance on Wanneroo Road and Mitchell Freeway for commuting, which face peak-hour congestion.
- Relatively small suburb size limits the total volume of stock available for sale.
- Lack of diverse housing types (mostly large 4x2 homes), which may limit future downsizing options.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Modern Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached 4-bedroom houses with some modern villas.
Dominant dwelling stock.
💰 Price Range
$680k – $950k
Typical entry to ceiling.
💡 Why It Matters
Ashby represents the 'sweet spot' for families who want a newer home than Wanneroo offers but prefer a more established feel than the newer estates further north in Alkimos.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$735,000
$680k – $920k
🏢 Unit Median
$495,000
$450k – $540k
📈 Price Trend
+8.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $680pw, Units $520pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The rapid appreciation reflects Perth's broader catch-up growth, with Ashby benefiting from its proximity to the Joondalup employment hub.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Perth median house price
Price comparison
📋 Income Ratio
6.8x annual household income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than coastal suburbs like Iluka, Ashby has transitioned from an entry-level suburb to a mid-tier family choice.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
11 days
Avg time on market
📈 Rent Growth p.a.
+11.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professional families and healthcare workers from Joondalup Health Campus.
💼 Investor Outlook
Strong capital growth and extremely low vacancy make it a safe haven for investors, though yields are compressing as prices rise.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+8.4%
1-Year Growth
+36%
3-Year Growth
+51%
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Joondalup CBD as a primary satellite city.
- Mitchell Freeway extension and widening projects improving northern connectivity.
- Limited new land release in the immediate vicinity tightening supply.
- High demand for 'turn-key' modern homes due to high building costs.
⛔ Headwinds
- Rising interest rates impacting the borrowing capacity of the core family demographic.
- Competition from newer master-planned estates further north.
- Potential for increased insurance premiums in bushfire-prone zones.
🔮 5-Year Outlook
Ashby is expected to track slightly above the Perth metropolitan average, supported by its status as a preferred 'trade-up' suburb for residents of older Wanneroo areas.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below Perth metropolitan average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Vandalism: Medium
📋 What to Check Locally
Check specific street lighting and proximity to pedestrian underpasses which can occasionally be hotspots for opportunistic graffiti.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks dominate the profile, specifically bushfire management and the impact of the rising water table on older infrastructure near the lake.
🌊 Flood Risk
Low risk; the suburb is elevated relative to the Lake Joondalup basin.
🔥 Bushfire Risk
High risk for properties on the western fringe; BAL (Bushfire Attack Level) assessments are mandatory for new builds or major renovations.
🏦 Insurance Impact
Expect higher premiums for properties directly abutting bushland areas.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 / R40 (Residential)
🔲 Overlays
Bushfire Prone Area (State Map)
🏗️ Development Hotspots
Infill of remaining vacant lots near the Ashby Village centre.
Zoning is primarily low-density, protecting the family character of the suburb but limiting massive subdivision potential.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; 10-minute drive to Joondalup Train Station for CBD access.
🛍️ Amenity & Retail
Excellent local bistro and supermarket; 10 minutes to Lakeside Joondalup Shopping City.
🌲 Parks & Recreation
High quality; includes Da Vinci Park and several smaller playgrounds.
🏫 Schools
Strong access to Tapping Primary and St Stephen's School (Carramar).
🏥 Healthcare
Exceptional proximity to Joondalup Health Campus (Public and Private).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A youthful, aspirational demographic dominated by professional couples and families with school-aged children.
💵 Median Income
$112,000 pa
🏠 Ownership
78% owner-occupied (including mortgagors)
🎂 Age Profile
Median age 34
🎓 Education
High proportion of vocational and tertiary qualified residents.
📊 Age Distribution
The high owner-occupancy rate typically correlates with better property maintenance and long-term price stability.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure connectivity rather than new residential land within the suburb itself.
📈 Positive Impacts
- Mitchell Freeway extension reducing commute times to the CBD.
- Upgrades to Wanneroo Road intersections improving local traffic flow.
- Expansion of retail services in the neighboring Carramar and Banksia Grove hubs.
📉 Negative Impacts
- Increased traffic noise on the eastern boundary near Wanneroo Road.
- Construction disruption from ongoing freeway works.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Tapping
Position
North
Price
Similar
Lifestyle
Very similar, though Tapping has more established schools.
Best for
Families wanting to be within walking distance of primary schools.
📍Sinagra
Position
East
Price
Slightly cheaper
Lifestyle
More semi-rural feel in parts, less 'village' amenity.
Best for
Budget-conscious buyers seeking larger blocks.
📍Joondalup
Position
West
Price
Higher for houses
Lifestyle
Urban, high-density, high-amenity.
Best for
Downsizers and professionals wanting walkability.
📍Carramar
Position
North-West
Price
Slightly higher
Lifestyle
Larger blocks, golf course estate feel.
Best for
Established families seeking premium 'lifestyle' lots.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Harrisdale
WA
7.5/10
Both are modern, family-centric suburbs in growth corridors with similar housing styles.
Success
WA
7.3/10
Strong owner-occupancy and proximity to a major satellite city (Cockburn vs Joondalup).
Pimpama
QLD
6.8/10
Rapidly developed modern estate catering to young families and investors.
Point Cook
VIC
7.0/10
Master-planned residential focus with high car dependency and modern amenities.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the safety and 'quiet' nature of the suburb, often citing the Ashby Bistro as the heart of the community. There is minor frustration regarding peak-hour traffic.
★★★★★
Family Life
It's the perfect place to raise kids; the parks are safe and we know all our neighbors by name.
Safety
Community
★★★★☆
Value for Money
We got a 4-bedroom house for much less than we would have paid in Duncraig, and everything is brand new.
Affordability
Maintenance
★★★☆☆
Transport
The drive to the city is getting longer every year; Wanneroo Road is a nightmare at 7:30 AM.
Traffic
Commute
★★★★★
Investment
I've never had a vacancy longer than a week. The demand from hospital staff is incredible.
Rental Yield
Demand
★★★★☆
Local Amenities
Having the Ashby Village shops so close is wonderful, though I wish there were more walking trails that weren't just on the road.
Convenience
Walkability
★★★★☆
Safety
Very quiet at night. You occasionally get some hoons on the main road, but inside the estate, it's silent.
Noise
Security
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with a Bushfire Attack Level (BAL) rating of 12.5 or 19 over higher ratings to save on insurance.
- Look for homes within walking distance of the Ashby Village to maximize future resale value.
- Check the orientation of the outdoor living area; afternoon sun in WA can make west-facing alfrescos unusable in summer.
- Verify if the property is within the catchment for St Stephen's or Tapping Primary if schools are a priority.
- Negotiate harder on properties that haven't been updated since the mid-2000s, as 'original' kitchens are now dating.
❓ Questions to Ask the Agent
- What is the specific BAL (Bushfire Attack Level) rating for this property?
- Are there any planned developments for the vacant land nearby?
- What are the average utility costs, specifically water, given the garden sizes?
- Has the property ever been impacted by smoke or fire from the nearby nature reserve?
- What is the percentage of owner-occupiers in this specific street?
- Are there any restrictive covenants on the title regarding fencing or exterior colors?
- How many offers have been received in the first week of listing?
- Is the property within the optional intake area for any specific secondary schools?
🏷️ Seller Strategy
- Highlight the 'owner-occupier' street profile in your marketing materials.
- Ensure the outdoor entertaining area is staged; this is a key selling point for the Ashby demographic.
- Address any minor maintenance issues; buyers in this suburb expect 'turn-key' perfection.
- Provide a pre-purchase building and pest report to speed up the 12-day average selling time.
- Focus marketing on the proximity to Joondalup's employment and education hubs.
📣 Positioning Tips
Position the property as a 'low-maintenance family sanctuary' that offers a better lifestyle-to-price ratio than the coastal corridor.
💼 Investment Case
High-yield, low-risk play targeting the healthcare and education workforce of Joondalup.
⚠️ Investment Risks
Potential for oversupply if large-scale developments open up further north; interest rate sensitivity of tenants.
📈 Action Plan
- Target 4-bedroom, 2-bathroom configurations as they are the most liquid asset type.
- Ensure the property has ducted air conditioning, which is a non-negotiable for most Perth tenants.
- Consider properties with side-access for trailers or caravans, a high-demand feature in this area.
- Review the property's BAL rating to accurately forecast insurance outgoings.
🔑 Renter Tips
- Have your application ready before the first viewing; properties lease in under 2 weeks.
- Highlight stable employment, especially if working in the Joondalup health or education sectors.
- Check the proximity to bus routes if you don't have two cars.
🏘️ What Renters Love Here
Modern, clean homes with good security and family-friendly parks.
⚠️ Renter Watch-Outs
Public transport is sparse; you will likely need a car for almost all errands.
🏢 Landlord Strategy
- Maintain the gardens to a high standard to attract long-term family tenants.
- Install a security alarm system to align with local tenant expectations.
- Consider a long-term lease (18-24 months) to capitalize on the current low vacancy rates.
📋 Compliance & Management
Ensure all RCDs and smoke alarms meet the latest WA safety standards before any new tenancy.
🤝 Agent Insights
- Stock levels are at historic lows; off-market opportunities are becoming more common.
- Buyers are increasingly wary of bushfire zones; have the BAL certificates ready.
- The 'Ashby Bistro' effect is real; proximity to this hub adds a premium to the sale price.
🎯 Marketing Angles
Modern Living, Community Heart, Joondalup Convenience.
👤 Target Buyer Profile
Young professional families, first home buyers with parental support, and Joondalup-based healthcare workers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify the property on the DFES Bushfire Prone Areas map.
✓
Check for any easements related to the Water Corporation near the lake interface.
✓
Review the City of Wanneroo's Local Planning Scheme No. 2 for any zoning changes.
✓
Inspect the roof plumbing and gutters for leaf debris (critical in bushfire zones).
✓
Confirm the functionality of the reticulation system (essential for WA summers).
✓
Check the Mitchell Freeway extension timeline for impact on local noise levels.
✓
Validate the school catchment zones via the WA Department of Education portal.
✓
Assess the condition of the air conditioning unit (standard life is 10-15 years).
✓
Review the title for any 'Restrictive Covenants' common in newer estates.
✓
Check for signs of salt damp if the property is very close to the wetland fringe.
✓
Verify the NBN connection type (FTTP is preferred for home offices).
✓
Check the local crime map via the WA Police website for recent trends in the street.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of March 31, 2026. Property investment involves risk. This information is general in nature and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any purchasing decisions.
