Frances Goncalves
14 Camelot Street, Carine, WA 6020
Auction Sat 19th Sept
5 3
Open Saturday 29 August 3:30 pm Auction Saturday 19 September 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Carine — Whadjuk Noongar Country
Originally part of a large pastoral lease, the area remained largely swampy and undeveloped until the mid-20th century. Significant residential subdivision commenced in the 1970s to accommodate Perth's northern corridor expansion.
A stable, affluent residential suburb characterized by large family homes on generous blocks, centered around the massive Carine Open Space.
Overall Score
8.5
A top-tier Perth suburb offering an elite balance of lifestyle, safety, and education.
Aboriginal Name
Careniup— "Likely referring to the swamp or a permanent water source"
Name Origin
Derived from the Carine Swamps, named by early settlers in the late 19th century.
Established
Gazetted 1970
Green Space
Over 70 hectares of parkland at Carine Open Space.
Education Hub
Home to one of WA's top-performing non-selective public high schools.
Wildlife
The wetlands are a significant breeding ground for local waterbirds.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Strong demand persists despite higher interest rates, driven by low stock levels.
Amenity
9.0
Exceptional access to regional parks, local shopping at Carine Glades, and nearby beaches.
Schools
9.5
Carine Senior High School is a massive drawcard for families, consistently ranking high in ATAR results.
Transport
8.0
Proximity to Warwick Station and the Mitchell Freeway provides excellent CBD access.
Risk Profile
7.0
Generally safe, though bushfire management and aging infrastructure in older pockets require attention.
Liveability
9.5
High quality of life with abundant recreation and a quiet, community-focused atmosphere.
Demographics
9.0
High-income professional families and established retirees dominate the area.
Rental Demand
8.0
Extremely tight vacancy rates as families compete for school catchment access.
Growth Potential
7.0
Solid long-term growth, though high entry prices may cap short-term speculative gains.
Affordability
3.0
Well above the Perth metropolitan median, making it inaccessible for many first-home buyers.
Crime & Safety
9.0
Consistently records lower-than-average crime rates compared to the wider metro area.
Walkability
6.0
Excellent around the Open Space and Glades, but some residential pockets are car-dependent.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,425,000
Estimated March 2026
12mo Growth
6.8%
Steady capital appreciation
Family Ratio
82%
Predominantly family households
Vacancy Rate
0.6%
Extremely tight rental market
CBD Commute
18-25 mins
Via Mitchell Fwy or Train
Coast Access
3.5km
Distance to Watermans Bay
✅ Key Advantages
- Elite public school catchment (Carine Senior High School).
- Massive recreational footprint with Carine Open Space.
- High owner-occupancy rates ensuring well-maintained streetscapes.
- Excellent connectivity via Warwick Train Station and Freeway.
- Proximity to premium coastal amenities without the 'coastal' price premium.
- Very low crime rates and high perceived safety.
⚠️ Key Watch-Outs
- Significant bushfire risk for properties bordering the Open Space.
- Many 1970s-80s homes require substantial renovation or 'knock-down' capital.
- Limited supply of smaller dwellings or modern townhouses.
- Traffic congestion at the Beach Road and Marmion Avenue intersections.
- High entry price point limits the pool of future buyers to high-income earners.
- Strict local planning controls may limit aggressive redevelopment.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Established Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large 4-bedroom detached houses on 700sqm+ blocks.
Dominant dwelling stock.
💰 Price Range
$1.1m – $2.6m
Typical entry to ceiling.
💡 Why It Matters
Carine is a 'destination' suburb where families move to and stay for 20+ years. The school catchment is the primary economic driver of property values here.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,425,000
$1.2m – $2.5m+
🏢 Unit Median
$795,000
$650k – $950k
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have decoupled from the broader Perth average due to the extreme scarcity of listings in the high school catchment zone.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% above Perth metro median
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Carine is considered an aspirational suburb. Buyers typically require significant equity or high dual-incomes to enter the detached house market.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+11.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families seeking school catchment access and corporate relocations.
💼 Investor Outlook
Low yields but high capital growth prospects and zero vacancy risk. The primary play here is land value appreciation and high-quality tenant profiles.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+24.5% cumulative
3-Year Growth
+54.8% cumulative
5-Year Growth
📍 Growth Drivers
- Perpetual demand for Carine Senior High School catchment.
- Limited new land supply in the northern corridor's established inner ring.
- Ongoing gentrification as older homes are renovated or replaced.
- Proximity to the 'Ocean Reef Marina' development (approx. 10km north).
- Strong demographic profile with high disposable income.
⛔ Headwinds
- Higher interest rates impacting the $1.5m+ mortgage segment.
- Rising construction costs for those looking to renovate 1970s stock.
- Potential for increased land tax on high-value investment properties.
🔮 5-Year Outlook
Expect steady growth outperforming the Perth average, underpinned by the 'school zone' effect and the suburb's status as a safe haven for family capital.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
32% below Perth metropolitan average
Relative comparison
Risk Categories
Burglary: Low
Property Damage: Low
Personal Safety: Very Low
📋 What to Check Locally
Standard security measures are usually sufficient. Properties near the train station or major thoroughfares see slightly more opportunistic activity.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is bushfire due to the surrounding bushland. Financial risk is limited to market cycles affecting high-value assets.
🌊 Flood Risk
Low risk; the suburb is well-drained, though low-lying areas near the Open Space wetlands should be checked for local ponding.
🔥 Bushfire Risk
Significant risk for homes within 100m of Carine Open Space or Star Swamp. BAL (Bushfire Attack Level) assessments are critical.
🏦 Insurance Impact
Expect higher premiums for properties in designated bushfire prone areas.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Single Residential)
🔲 Overlays
Bushfire Prone Area (DFES), Special Control Area for some wetland fringes.
🏗️ Development Hotspots
Infill around Carine Glades and potential 'granny flat' additions on large blocks.
Low-density zoning protects the suburb's character but limits the ability to subdivide, keeping prices high due to land scarcity.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Warwick Station provides a 15-minute train ride to the CBD. Bus feeders serve the internal suburb well.
🛍️ Amenity & Retail
Carine Glades Shopping Centre offers high-end boutique retail, a gourmet IGA, and popular cafes.
🌲 Parks & Recreation
Carine Open Space is the 'lungs' of the suburb, featuring sports clubs, dog walking, and nature trails.
🏫 Schools
Carine Primary and Carine Senior High are the anchors of the community.
🏥 Healthcare
Close to Joondalup Health Campus and several large private medical suites in Duncraig/Warwick.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, stable population of established families and 'empty nesters' who have lived in the area for decades.
💵 Median Income
$128,500 pa (Household)
🏠 Ownership
84% owner-occupied or being purchased
🎂 Age Profile
Median age 42
🎓 Education
High percentage of tertiary-educated professionals.
📊 Age Distribution
The high owner-occupancy rate leads to strong community pride and political engagement in local planning issues.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure upgrades and private residential renewal rather than large-scale commercial projects.
📈 Positive Impacts
- Mitchell Freeway widening and smart freeway technology improving commute times.
- Upgrades to Carine Open Space sporting facilities.
- Refurbishment of local primary school facilities.
📉 Negative Impacts
- Construction noise from freeway works.
- Increased traffic density on Okely Road during school peak hours.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Duncraig
Position
North
Price
10-15% cheaper
Lifestyle
Similar family vibe but slightly further from the CBD and beach.
Best for
Families priced out of Carine seeking similar school quality.
📍Watermans Bay
Position
West
Price
40% more expensive
Lifestyle
Coastal lifestyle, smaller blocks, higher density.
Best for
Downsizers and high-wealth individuals wanting ocean views.
📍Warwick
Position
East
Price
30% cheaper
Lifestyle
Higher density, more commercial, older infrastructure.
Best for
First home buyers and investors.
📍Gwelup
Position
South
Price
Comparable
Lifestyle
Newer homes, smaller blocks, closer to Karrinyup Shopping Centre.
Best for
Families wanting modern builds over 1970s renovations.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Churchlands
WA
9/10
Elite school catchment (Churchlands SHS) and premium family demographic.
Bull Creek
WA
8/10
Strong secondary school pull (Willetton/Rossmoyne) and 1970s-80s housing stock.
Glen Waverley
VIC
8.5/10
Dominant school catchment culture and established family blocks.
St Ives
NSW
8.5/10
Leafy, family-oriented, high-income, and somewhat isolated from high-density hubs.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the suburb's quiet character and parklands. The sense of community is high, often centered around school and sporting groups.
★★★★★
Family Lifestyle
We moved here specifically for the high school, but we stayed for the Open Space. It's like having a massive backyard that you don't have to mow.
Parks
Schools
★★★★☆
Renovation Potential
Paid a premium for a 1978 original. The bones are great, but be prepared to spend another $200k to bring it into this century.
Value
Stock Quality
★★★★★
Safety
I've lived here since the 80s. It's safe, quiet, and my grandkids love the playground at the Glades. I'm never leaving.
Safety
Community
★★★☆☆
Rental Market
The competition for rentals is insane. We had to offer 6 months upfront just to get a look in for the school zone.
Affordability
Competition
★★★★★
Local Amenities
The Carine Glades precinct is the heart of the suburb. It's busy every morning with locals who actually know each other's names.
Convenience
Vibe
★★★★☆
Transport
The freeway can be a nightmare at 8am, but being able to walk to Warwick station is a massive plus for my CBD job.
Public Transport
Traffic
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Carine Senior High School catchment; even a few streets can make a $100k difference.
- Factor in a 'renovation buffer' of 15% for older 1970s stock.
- Check the BAL (Bushfire Attack Level) rating before making an offer on homes near the Open Space.
- Look for 'cul-de-sac' locations which are highly prized for child safety.
- Attend multiple mid-week inspections to gauge school-run traffic impacts.
- Verify if the property has been recently re-wired, as many original homes have aging electrical systems.
❓ Questions to Ask the Agent
- Is this property strictly within the Carine Senior High School local intake area?
- What is the current BAL (Bushfire Attack Level) rating for this specific lot?
- Has the home been tested for RCD and smoke alarm compliance recently?
- Are there any known easements related to the old swamp drainage systems?
- What are the neighbors like—mostly long-term owners or renters?
- Have there been any recent structural reports or damp issues identified?
- What is the seller's preferred settlement timeframe (many look for 60-90 days)?
- Are there any planned council works for the nearby parklands or roads?
🏷️ Seller Strategy
- Highlight school catchment status prominently in all marketing materials.
- Professional landscaping is essential; Carine buyers value curb appeal and outdoor living.
- Consider a 'Subject to Sale' offer only if the buyer's property is in a high-demand neighboring suburb.
- Declutter and modernize interiors; buyers in this price bracket are often time-poor and prefer 'move-in ready'.
- Provide a pre-purchase building and pest report to accelerate the 'unconditional' phase.
📣 Positioning Tips
Position the home as a 'long-term family legacy' asset. Emphasize the lifestyle benefits of the Open Space and the educational security of the catchment.
💼 Investment Case
High-capital growth, low-yield play. Best suited for long-term wealth preservation rather than cash flow.
⚠️ Investment Risks
Low rental yields (sub-4%) and high land tax liabilities.
📈 Action Plan
- Target 4-bedroom homes with dual living areas.
- Ensure the property is within the 'Golden Triangle' of the high school catchment.
- Consider minor cosmetic 'refresh' (paint/flooring) to maximize rental appraisal.
- Hold for a minimum 10-year horizon to capture full growth cycles.
🔑 Renter Tips
- Prepare a 'renter resume' with all documents ready for immediate submission.
- Highlight stable employment and long-term intentions to appeal to owner-occupier landlords.
- Register for alerts specifically for the 6020 postcode.
🏘️ What Renters Love Here
Access to elite schooling and premium parklands for a fraction of the mortgage cost.
⚠️ Renter Watch-Outs
Extremely high competition and limited stock of smaller, more affordable units.
🏢 Landlord Strategy
- Maintain gardens via a professional service included in the rent to protect asset value.
- Allow pets if possible; the suburb is highly dog-friendly and this expands the tenant pool.
- Install high-quality heating/cooling to retain premium tenants.
📋 Compliance & Management
Ensure full compliance with WA's RTA (Residential Tenancies Act) regarding security and smoke alarms, as Stirling council is proactive.
🤝 Agent Insights
- Stock levels are at historic lows; off-market 'quiet' listings are becoming more common.
- The 'school zone' is the single most asked question by 90% of prospective buyers.
- Buyers are increasingly wary of BAL ratings and insurance costs.
🎯 Marketing Angles
Focus on 'The Carine Lifestyle'—morning walks at the Open Space, coffee at the Glades, and the best public education in the north.
👤 Target Buyer Profile
Upsizing families from Duncraig/Warwick or professional couples planning a family.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm school catchment via the WA Department of Education 'Find a School' portal.
✓
Check the DFES Map of Bush Fire Prone Areas.
✓
Order a comprehensive building and pest inspection focusing on 1970s construction issues.
✓
Verify the title for any restrictive covenants or easements.
✓
Check the City of Stirling's 'Intramaps' for zoning and underground services.
✓
Assess the age and condition of the roof tiles and gutters.
✓
Review the history of any unapproved structures (patios, sheds).
✓
Evaluate the property's orientation for energy efficiency and natural light.
✓
Check for any planned major infrastructure works on the Mitchell Freeway.
✓
Confirm the presence of underground power (most of Carine is complete).
✓
Inquire about the history of termite treatments.
✓
Check water pressure and drainage during a site visit.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on historical data and market projections as of March 2026. It does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with qualified professionals before making any property purchase.
