Augusta was one of the earliest settlements in the Swan River Colony but was largely abandoned in the 1830s in favour of Perth and Vasse. It was later revived as a timber port and fishing village in the late 19th century. The town became a popular holiday destination in the mid-20th century, known for its pristine natural environment.
Today, Augusta is a peaceful retirement and holiday haven, retaining a 'old-school' coastal charm while slowly modernising as remote workers move south.
- Unrivalled natural beauty with access to both river and ocean ecosystems.
- Significantly quieter and more authentic 'coastal village' feel than Margaret River.
- Strong capital growth potential as the South West region continues to densify.
- Exceptionally safe community with a high level of social cohesion.
- Excellent boating infrastructure with the relatively new Augusta Boat Harbour.
- Limited local employment opportunities outside of tourism and healthcare.
- High insurance premiums due to bushfire and coastal hazard mapping.
- Lack of secondary education facilities requires long daily commutes for teens.
- Limited healthcare services; serious medical issues require travel to Busselton or Bunbury.
- Extreme seasonality with the town becoming very busy during summer and quiet in winter.
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Augusta represents the final frontier of the South West lifestyle before the wilderness of the D'Entrecasteaux National Park. It is a strategic hold for those betting on the long-term expansion of the Margaret River region.
$650k – $1.6m
N/A (Limited stock)
12-month movement
Current asking rents
The market has shifted from a cheap fishing outpost to a legitimate lifestyle market, with stock levels remaining historically low.
Price comparison
Median price ÷ median income
Estimated rental yield
While cheaper than Margaret River, local incomes are lower due to the retiree demographic, making it less affordable for local workers than the raw numbers suggest.
Lower = tighter market
Avg time on market
Annual rental increase
Seasonal tourism workers, retirees transitioning to the area, and local service workers.
Strong rental growth is expected due to the lack of new construction. However, high maintenance costs in a coastal environment and insurance hikes must be factored in.
- Spillover demand from the overpriced Margaret River market.
- Increased remote work flexibility allowing professionals to live further south.
- Upgrades to the Augusta Boat Harbour and local foreshore amenities.
- Limited land release due to surrounding National Parks and State Forest.
- Rising interest rates impacting second-home buyers.
- Increasingly restrictive short-stay (Airbnb) regulations by the Shire.
- Climate change concerns impacting coastal insurance and lending.
Augusta is expected to see continued steady growth as it transitions from a 'holiday town' to a 'lifestyle suburb', with premium riverfront properties likely to outperform the broader market.
vs last 12 months
Relative comparison
Safety is a major drawcard here. Most incidents are minor and seasonal, often related to the influx of tourists during peak periods.
Environmental risks are the primary concern for Augusta property owners, specifically bushfire management and coastal erosion.
Low risk for the townsite, but properties near the Blackwood River mouth must check the Shire's flood mapping for 1-in-100-year event levels.
Extreme. Most of the suburb is designated as a Bushfire Prone Area. New builds or major renovations will require high BAL (Bushfire Attack Level) ratings.
Increasingly expensive. Some insurers are tightening criteria for properties within 100m of the shoreline or in high-density bushland.
Bushfire Prone Area, Coastal Hazard Risk Management and Adaptation Plan (CHRMAP).
The 'Augusta Hill' area and new subdivisions near the golf course.
Strict environmental controls mean that development is slow and supply is constrained, which protects property values but increases building costs.
Very limited. No train, minimal bus services to Margaret River. Car ownership is essential.
Good local IGA, pharmacy, and several cafes. Lacks major retail or cinema.
World-class. Surrounded by Leeuwin-Naturaliste National Park and the Blackwood River foreshore.
Augusta Primary School is well-regarded but small. No local high school.
Augusta Health Service (Hospital) provides basic emergency and aged care; specialists are 1+ hour away.
A mature, stable community with a high proportion of retirees and a growing number of lifestyle-oriented families.
The high rate of outright ownership provides market stability during economic downturns, as there is less mortgage stress.
Focus is on foreshore revitalisation and infrastructure to support tourism and boating.
- Augusta Foreshore Protection and Revitalisation works.
- Ongoing upgrades to the Augusta Boat Harbour facilities.
- Expansion of the Wadandi Track (cycling/walking) connecting towards Margaret River.
- Construction noise and disruption along the riverfront.
- Increased tourist traffic during peak holiday seasons.
Residents are fiercely protective of Augusta's quiet charm and natural beauty, though some express concern over the lack of services for youth.
There is nowhere else in the world where you can watch the whales from your balcony and walk to the river for a fish in five minutes.
Starlink has changed the game for living here. I can work for a Perth firm while looking at the Southern Ocean.
The primary school is lovely, but the thought of the kids being on a bus for two hours a day for high school is a worry.
The new boat harbour is world-class. It's much easier to get the boat out now than it was ten years ago.
The local hospital staff are wonderful, but for anything serious, you really feel how far away the city is.
Capital growth has been great, but the new Shire rules on short-term rentals are making the numbers a bit tighter.
- Prioritise properties with a Bushfire Management Plan already in place.
- Check the Shire's Coastal Hazard Risk mapping before buying near the foreshore.
- Look for older homes on large lots that offer subdivision potential under future zoning changes.
- Be prepared to move quickly; well-priced 'original' cottages are in high demand.
- Consider the 'Augusta Hill' area for the best ocean views and elevation.
- What is the current BAL (Bushfire Attack Level) rating for this property?
- Are there any coastal hazard caveats on the title?
- Has the property ever been registered for short-stay accommodation?
- What are the most recent comparable sales in the 'Hill' area?
- Are there any planned developments for the vacant land nearby?
- How does the septic system (if applicable) perform in winter?
- Is the property connected to reticulated water and deep sewerage?
- Highlight energy efficiency and bushfire resilience features in your marketing.
- Professional photography is essential to capture the river/ocean lifestyle appeal.
- Ensure all unapproved structures (sheds, decks) are regularised before listing.
- Target the Perth 'lifestyle seeker' demographic through digital marketing.
- Spring and Summer are the peak selling windows when the town is most vibrant.
Position the property as a 'sanctuary' rather than just a house. Emphasize the proximity to the river and the safety of the community to appeal to the retiree and sea-change market.
Augusta offers a high-yield opportunity if managed as a mix of short-stay and executive mid-term rental.
Restrictive local council policies on Airbnbs and high insurance costs.
- Focus on 3-bedroom homes with boat parking.
- Verify the property's eligibility for short-stay registration with the Shire.
- Budget for higher-than-average property management fees due to isolation.
- Consider properties with dual-living potential.
- Start looking at least 3 months before you need to move.
- Have a 'pet resume' ready as many local rentals are pet-friendly.
- Check NBN/Starlink availability if working from home.
Quiet streets, friendly neighbours, and incredible backyard nature.
Heating costs in winter can be high in older, uninsulated fibro homes.
- Invest in high-quality heating and cooling to attract long-term tenants.
- Regular gutter cleaning is a mandatory fire safety task.
- Consider long-term leases (12+ months) to avoid seasonal vacancy.
Ensure full compliance with the latest WA RCD and smoke alarm legislation, and maintain a valid Bushfire Attack Level (BAL) assessment if required.
- The market is currently split between cashed-up retirees and younger remote workers.
- Properties with 'character' (timber/stone) achieve a premium over generic brick-and-tile.
- Stock levels are the main constraint on sales volume.
Focus on the 'unplugged' lifestyle, the world-class fishing, and the safety of a small-town community.
Retirees from Perth/Wheatbelt and 'Digital Nomads' seeking nature.
This report is based on data available as of 2026-03-05 and is intended for informational purposes only. Property investment carries risk, and buyers should conduct their own independent financial and legal due diligence before proceeding with a purchase.
