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.
- 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
- 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)
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
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.
$1.15m – $2.6m
N/A (Limited stock)
12-month movement
Current asking rents
The suburb has seen significant appreciation as the Mitchell Freeway extension and local infrastructure have matured, making it a stable high-value asset.
Price comparison
Median price ÷ median income
Estimated rental yield
Affordability is low; this is a destination suburb for second or third-home buyers with significant equity.
Lower = tighter market
Avg time on market
Annual rental increase
Corporate relocations and professional families building nearby
Yields are lower than the Perth average, but capital growth prospects and low vacancy rates make it a 'land-bank' style investment.
- 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
- 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
Expect steady growth outperforming the broader metro area, driven by the 'lifestyle' shift and the lack of remaining developable land in the immediate vicinity.
vs last 12 months
Relative comparison
Check the City of Joondalup community safety portal for recent neighborhood watch updates.
Environmental factors are the primary concern, specifically coastal erosion and bushfire proximity.
Very low risk due to elevation and sandy soil drainage.
High risk for properties on the eastern fringe adjacent to Neerabup National Park.
Premiums may be higher for properties within 500m of the bushland or direct beachfront.
Bushfire Prone Area, Coastal Erosion Hazard Zone
Final stages of the Peet estate near the northern boundary
Strict design guidelines ensure the suburb maintains a high-quality aesthetic, protecting property values.
Primarily car-dependent; Currambine Station is a 5-minute drive.
Excellent recreational facilities; Burns Beach Cafe is a local hub.
Abundant high-quality parks including Bengello Park and McIntyre Park.
Burns Beach Primary School is highly regarded; zoned for Kinross College.
Joondalup Health Campus is approximately 10 minutes away.
A wealthy demographic of established families and professionals.
The high owner-occupancy rate fosters a stable, well-maintained neighborhood with strong community investment.
Infrastructure focus is shifting from residential building to community amenities.
- 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
- Construction noise from final estate stages
- Increased weekend traffic from visitors to the beach and cafe
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.
The best place to raise kids in Perth. The parks are amazing and the new school has been a game-changer.
The drive to the city is manageable now the freeway has been extended, but you definitely need two cars here.
- 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.
- 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?
- 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.
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.
Low yield but high capital growth potential in a land-constrained coastal pocket.
High entry price and ongoing maintenance costs reducing net return.
- 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.
- 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.
Access to elite lifestyle amenities and a safe environment for children.
Lack of public transport within the suburb itself.
- 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.
Ensure smoke alarms and RCDs are compliant with WA state laws before every new tenancy.
- 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.
The 'Forever Home' destination; Coastal luxury meets family safety.
Upgrading families from the northern suburbs and interstate professional relocations.
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.
