Johann Dique
41 Horseshoe Road, Burns Beach, WA 6028
CLOSING DATE SALE 9th of June
4 3 2
Open Saturday 6 June 12:30 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Burns Beach โ Whadjuk Noongar Country
Originally a popular camping and fishing spot for Perth residents throughout the mid-20th century. The area remained largely undeveloped until the mid-2000s when a major master-planned residential project commenced.
An affluent, family-oriented coastal suburb characterized by large, contemporary double-storey homes and high-quality public open spaces.
Overall Score
8.5
A high-performing lifestyle suburb with strong capital growth and safety.
Aboriginal Name
Mooroโ "Refers to the traditional lands of the Mooro group within the Noongar nation"
Name Origin
Named after Bobby Burns, a local farmer who frequented the area in the early 1900s
Established
Gazetted 1977
Coastal Access
Direct beach frontage with no through-traffic
Development
Master-planned by Peet Limited starting in 2006
Conservation
Bordered by the 1,000-hectare Neerabup National Park
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
8
Strong demand for coastal property in Perth's northern corridor remains resilient.
Amenity
7
Excellent parks and beach access, though internal retail options are limited.
Schools
8
Served by a new local primary school and high-quality nearby secondary options.
Transport
6
Relies on car travel; proximity to Mitchell Freeway and Currambine Station is helpful.
Risk Profile
7
Low crime, but environmental factors like salt spray and bushfire proximity exist.
Liveability
9
Exceptional outdoor lifestyle with high-quality streetscapes and community feel.
Demographics
9
High-income professional families with high rates of home ownership.
Rental Demand
7
Moderate demand as most residents are long-term owner-occupiers.
Growth Potential
7
Scarcity of coastal land in Perth supports long-term value retention.
Affordability
3
One of the most expensive suburbs in the northern corridor.
Crime & Safety
9
Very low crime rates compared to the Perth metropolitan average.
Walkability
5
Great for coastal walks, but poor for walking to shops or services.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,385,000
Projected March 2026
12mo Growth
9.4%
Steady upward trend
Family Ratio
82%
Predominantly families
Crime Rate
Low
Top 10% for safety
Primary School
Burns Beach PS
Opened 2022
CBD Distance
30km
Approx 35 mins drive
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Key Advantages
- Modern, high-specification housing stock with minimal renovation required
- Strong community spirit and active local residents association
- Direct access to pristine coastline and coastal walking trails
- Newer infrastructure including the Burns Beach Primary School
- Quiet, low-traffic environment due to the suburb's layout
โ ๏ธ Key Watch-Outs
- High maintenance costs for external house fittings due to salt air
- Limited local shopping; residents must travel to Currambine or Joondalup
- Potential for traffic congestion at peak times on Burns Beach Road
- Bushfire risk management required for properties bordering Neerabup National Park
- Lack of housing diversity (very few smaller units or townhouses)
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Coastal Executive
How this suburb feels day-to-day.
๐ Property Types
Almost exclusively large, modern detached houses
Dominant dwelling stock.
๐ฐ Price Range
$1.1m – $2.8m
Typical entry to ceiling.
๐ก Why It Matters
Burns Beach represents the premium tier of Perth's northern coastal expansion. It attracts buyers who want the 'new home' feel without the wait times of greenfield sites, combined with established coastal prestige.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$1,385,000
$1.15m – $2.6m
๐ข Unit Median
—
N/A (Limited stock)
๐ Price Trend
+9.4% past 12 months
12-month movement
๐ Weekly Rents
Houses $850pw - $1,200pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The suburb has seen significant appreciation as the Mitchell Freeway extension and local infrastructure have matured, making it a stable high-value asset.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
85% above Perth metro house median
Price comparison
๐ Income Ratio
8.4x average household income
Median price รท median income
๐ณ Gross Yield
3.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is low; this is a destination suburb for second or third-home buyers with significant equity.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
0.8%
Lower = tighter market
โฑ๏ธ Days to Lease
16 days
Avg time on market
๐ Rent Growth p.a.
+11%
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
Corporate relocations and professional families building nearby
๐ผ Investor Outlook
Yields are lower than the Perth average, but capital growth prospects and low vacancy rates make it a 'land-bank' style investment.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+9.4%
1-Year Growth
+32%
3-Year Growth
+47%
5-Year Growth
๐ Growth Drivers
- Completion of the Mitchell Freeway extension to Alkimos
- Ongoing scarcity of premium coastal lots in the northern corridor
- Maturity of the Burns Beach Primary School and local parks
- High demand for modern, low-maintenance lifestyle properties
โ Headwinds
- Rising interest rates impacting high-mortgage executive buyers
- Increased insurance premiums for coastal and bushfire-prone zones
- Competition from newer premium stages in Iluka and Ocean Reef
๐ฎ 5-Year Outlook
Expect steady growth outperforming the broader metro area, driven by the 'lifestyle' shift and the lack of remaining developable land in the immediate vicinity.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
45% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low Personal Safety: Very Low Traffic Incidents: Medium
๐ What to Check Locally
Check the City of Joondalup community safety portal for recent neighborhood watch updates.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Environmental factors are the primary concern, specifically coastal erosion and bushfire proximity.
๐ Flood Risk
Very low risk due to elevation and sandy soil drainage.
๐ฅ Bushfire Risk
High risk for properties on the eastern fringe adjacent to Neerabup National Park.
๐ฆ Insurance Impact
Premiums may be higher for properties within 500m of the bushland or direct beachfront.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
R20 Low Density Residential
๐ฒ Overlays
Bushfire Prone Area, Coastal Erosion Hazard Zone
๐๏ธ Development Hotspots
Final stages of the Peet estate near the northern boundary
Strict design guidelines ensure the suburb maintains a high-quality aesthetic, protecting property values.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Primarily car-dependent; Currambine Station is a 5-minute drive.
๐๏ธ Amenity & Retail
Excellent recreational facilities; Burns Beach Cafe is a local hub.
๐ฒ Parks & Recreation
Abundant high-quality parks including Bengello Park and McIntyre Park.
๐ซ Schools
Burns Beach Primary School is highly regarded; zoned for Kinross College.
๐ฅ Healthcare
Joondalup Health Campus is approximately 10 minutes away.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A wealthy demographic of established families and professionals.
๐ต Median Income
$135,000 pa
๐ Ownership
88% owner-occupied or purchasing
๐ Age Profile
Median age 39
๐ Education
High percentage of tertiary-educated professionals
๐ Age Distribution
The high owner-occupancy rate fosters a stable, well-maintained neighborhood with strong community investment.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Infrastructure focus is shifting from residential building to community amenities.
๐ Positive Impacts
- Ocean Reef Marina redevelopment (nearby) will boost regional values
- Ongoing Mitchell Freeway upgrades improving CBD commute times
- Expansion of local cycling and walking path networks
๐ Negative Impacts
- Construction noise from final estate stages
- Increased weekend traffic from visitors to the beach and cafe
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Kinross
Position East
Price 40% cheaper
Lifestyle Older homes, smaller lots, not coastal
Best for First home buyers and budget-conscious families
๐Iluka
Position South
Price Similar to 10% higher
Lifestyle More established, slightly larger lots
Best for Luxury buyers seeking established prestige
๐Currambine
Position South-East
Price 30% cheaper
Lifestyle Better retail access, further from beach
Best for Families prioritizing convenience over coast
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
City Beach
WA
9/10
Premium coastal lifestyle and high-end architecture.
Mindarie
WA
8/10
Northern coastal corridor with a focus on modern large homes.
Sunshine Beach
QLD
8.5/10
High-end coastal enclave with strong community focus.
Beaumaris
VIC
8.5/10
Family-centric coastal suburb with high-quality housing.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents highly value the safety, cleanliness, and the ability for children to play outdoors. There is a strong sense of pride in the suburb's appearance.
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Family Life
The best place to raise kids in Perth. The parks are amazing and the new school has been a game-changer.
Safety Schools
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Commute
The drive to the city is manageable now the freeway has been extended, but you definitely need two cars here.
Transport Convenience
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize homes with high-grade stainless steel or powder-coated fittings to resist salt.
- Check the specific BAL (Bushfire Attack Level) rating if the property is near the National Park.
- Look for properties with 'ocean glimpses' as these hold value better than those without.
- Verify if the property is subject to specific Peet Estate design covenants.
- Negotiate on properties that haven't updated their external paint/sealing in 5+ years.
โ Questions to Ask the Agent
- What is the BAL rating for this specific lot?
- Are there any active design covenants or encumbrances I should be aware of?
- Has the external paint or render been treated for salt-spray resistance?
- What are the typical utility costs for a home of this size in this area?
- How has the property been maintained to prevent coastal corrosion?
- Are there any planned developments for the vacant land nearby?
- What is the current school catchment status for this address?
๐ท๏ธ Seller Strategy
- Invest in professional coastal-themed staging to highlight the lifestyle.
- Ensure all external metalwork is free of rust before listing.
- Highlight the walking distance to the beach or specific parks.
- Provide a building inspection report upfront to reassure buyers about coastal maintenance.
- Target marketing towards families in Kinross or Currambine looking to upgrade.
๐ฃ Positioning Tips
Position the property as a 'turn-key' lifestyle upgrade. Focus on the safety of the cul-de-sacs and the proximity to the new primary school.
๐ผ Investment Case
Low yield but high capital growth potential in a land-constrained coastal pocket.
โ ๏ธ Investment Risks
High entry price and ongoing maintenance costs reducing net return.
๐ Action Plan
- Target 4-bedroom homes to maximize appeal to the executive rental market.
- Ensure the property has a low-maintenance garden to attract busy professionals.
- Monitor the Ocean Reef Marina progress as a value catalyst.
- Budget for higher-than-average external maintenance.
๐ Renter Tips
- Apply early; family homes in this suburb lease very quickly.
- Be prepared to provide strong references for high-value properties.
- Check if the rent includes garden or pool maintenance.
๐๏ธ What Renters Love Here
Access to elite lifestyle amenities and a safe environment for children.
โ ๏ธ Renter Watch-Outs
Lack of public transport within the suburb itself.
๐ข Landlord Strategy
- Regularly inspect external fixtures for salt damage to avoid major repairs.
- Consider long-term leases (24 months) as families prefer stability.
- Maintain the high-standard landscaping to preserve street appeal.
๐ Compliance & Management
Ensure smoke alarms and RCDs are compliant with WA state laws before every new tenancy.
๐ค Agent Insights
- The 'Burns Beach' brand is stronger than ever following the school opening.
- Buyers are increasingly wary of maintenance; 'coastal-ready' homes sell fastest.
- Stock levels remain tight, keeping prices firm despite broader market shifts.
๐ฏ Marketing Angles
The 'Forever Home' destination; Coastal luxury meets family safety.
๐ค Target Buyer Profile
Upgrading families from the northern suburbs and interstate professional relocations.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Check the City of Joondalup's Coastal Hazard Risk Management and Adaptation Plan (CHRMAP).โ
Verify the property's inclusion in a Bushfire Prone Area via the DFES Map.โ
Inspect all external window frames, door hinges, and light fittings for pitting or rust.โ
Review the title for any restrictive covenants from the original developer.โ
Confirm the school zone via the WA Department of Education 'Find a School' portal.โ
Assess the condition of the roof (especially if metal) for salt-related degradation.โ
Check for any planned changes to local bus routes or road infrastructure.โ
Evaluate the proximity to the Burns Beach Cafe and potential noise/parking impact.โ
Verify the NBN connection type (typically FTTP in newer stages).โ
Review the local council's verge maintenance and streetscape policies.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ joondalup.wa.gov.au ๐ abs.gov.au ๐ education.wa.edu.au ๐ dplh.wa.gov.au ๐ dfes.wa.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-06. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
