Jo-Ann Yandle
6 Southport Boulevard, Dawesville, WA 6211
Offers Over $1,300,000
4 2 2
Open Saturday 6 June 1:00 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Dawesville โ Noongar (Binjareb) Country
Originally a quiet fishing and holiday settlement, Dawesville's trajectory changed significantly with the 1994 opening of the Dawesville Channel. This engineering feat improved the health of the estuary and catalyzed residential development. Over the last three decades, it has transitioned from a weekend retreat to a permanent residential hub.
A diverse mix of high-end canal-front residences, elevated coastal homes with ocean views, and traditional large-block family estates.
Overall Score
7.2
A strong lifestyle performer with high liveability but tempered by transport isolation.
Aboriginal Name
Mandjoogoordapโ "Meeting place of the heart"
Name Origin
Named after the Dawes family, who were early settlers and established a fish cannery in the area during the early 20th century.
Established
Gazetted 1980
The Channel
Dawesville Cut
Golfing
The Cut Golf Course
Waterfront
Dual water frontage
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady growth driven by lifestyle migration, though sensitive to interest rate fluctuations.
Amenity
7.0
Excellent recreational facilities including golf, boating, and beaches, but retail is localized.
Schools
6.5
Good local primary options; secondary students typically commute to Mandurah or Falcon.
Transport
4.0
Highly car-dependent with limited public transport frequency to the Mandurah rail head.
Risk Profile
5.0
Bushfire and coastal management are significant factors for long-term planning.
Liveability
8.0
Exceptional for families and retirees who value outdoor activities and a quiet pace.
Demographics
7.5
Stable population with high owner-occupancy and a growing family cohort.
Rental Demand
6.0
Moderate demand, primarily from families seeking lifestyle changes or local workers.
Growth Potential
7.0
Strong long-term prospects as Mandurah's footprint expands southward.
Affordability
7.5
Offers better value for waterfront or large-block living compared to Perth metro.
Crime & Safety
8.0
Generally very safe with lower crime rates than the broader Mandurah metropolitan area.
Walkability
3.0
Low walkability due to hilly terrain and spread-out residential pockets.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$745,000
Projected March 2026
Annual Growth
6.5%
Past 12 months
Family Ratio
72%
High family presence
Safety Rating
High
Low local crime
Beach Access
< 5 mins
From most homes
Perth CBD
85 mins
Via Kwinana Fwy
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Key Advantages
- Unique dual-water lifestyle with access to both the ocean and the estuary.
- Large block sizes available compared to newer Perth subdivisions.
- World-class golfing and boating facilities at your doorstep.
- Strong sense of community and a safe environment for raising children.
- Lower entry price for premium coastal living compared to Perth's northern beaches.
โ ๏ธ Key Watch-Outs
- Significant commute times for those working in the Perth CBD.
- Seasonal mosquito issues common to estuary-side living.
- Limited local high school options within the immediate suburb.
- High Bushfire Attack Level (BAL) ratings can increase building and insurance costs.
- Limited retail and dining options compared to Mandurah CBD.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Coastal Lifestyle
How this suburb feels day-to-day.
๐ Property Types
Mostly detached houses, including luxury canal homes and hillside coastal residences.
Dominant dwelling stock.
๐ฐ Price Range
$620k – $1.8m+
Typical entry to ceiling.
๐ก Why It Matters
Dawesville represents the 'southern frontier' of the Mandurah region, offering a buffer from urban sprawl while maintaining essential services. It is a destination suburb for those prioritizing leisure and nature over urban proximity.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$745,000
$650k – $1.6m
๐ข Unit Median
$485,000
$420k – $580k
๐ Price Trend
+6.5% past 12 months
12-month movement
๐ Weekly Rents
Houses $620pw, Units $480pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The price gap between Dawesville and Perth has narrowed but remains attractive for those seeking larger homes and land. The high house-to-unit ratio reflects its character as a low-density family suburb.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
12% below Perth metro median
Price comparison
๐ Income Ratio
6.8x annual income
Median price รท median income
๐ณ Gross Yield
4.3% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, Dawesville remains more accessible than comparable coastal suburbs in Perth's North or South-West corridors.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
0.9%
Lower = tighter market
โฑ๏ธ Days to Lease
18 days
Avg time on market
๐ Rent Growth p.a.
+8.5%
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
Young families and professionals working in Mandurah or the Peel health sector.
๐ผ Investor Outlook
Strong rental yields and low vacancy rates make it a stable defensive investment, though capital growth is slower than inner-city markets.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.5%
1-Year Growth
+24% cumulative
3-Year Growth
+50% cumulative
5-Year Growth
๐ Growth Drivers
- Continued 'sea-change' migration from Perth.
- Upgrades to the Forrest Highway and local road networks.
- Expansion of the Mandurah health and education precincts.
- Limited future land release in prime coastal positions.
- Growing appeal of 'work from home' lifestyle.
โ Headwinds
- Rising insurance costs in bushfire-prone zones.
- Sensitivity to fuel price increases due to car dependency.
- Economic reliance on the broader Mandurah/Peel region.
๐ฎ 5-Year Outlook
Steady capital appreciation is expected as the Mandurah-Rockingham corridor continues to densify, pushing more buyers toward the lifestyle-rich southern fringe.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.2
Safety Score
Above Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
22% below Perth metro crime average
Relative comparison
Risk Categories
Property Crime: Low Personal Safety: Low Traffic Incidents: Medium
๐ What to Check Locally
Standard home security is usually sufficient; the community is active in neighborhood watch programs.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary environmental risks involve bushfire management and coastal erosion, particularly for properties on the western side of Old Coast Road.
๐ Flood Risk
Low risk for the majority; however, canal-front properties should monitor sea-level rise mitigation strategies by the City of Mandurah.
๐ฅ Bushfire Risk
High risk in areas with dense native vegetation; many properties are subject to BAL assessments.
๐ฆ Insurance Impact
Potential for higher premiums in high BAL zones; buyers should obtain quotes during the due diligence period.
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 Hazard Risk Management and Adaptation Planning (CHRMAP)
๐๏ธ Development Hotspots
Newer estates south of the Dawesville Channel and infill near the foreshore.
Zoning is strictly managed to maintain the suburb's low-density feel, protecting the lifestyle appeal but limiting high-density investment opportunities.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Car-centric; Transperth bus services connect to Mandurah Station but are infrequent.
๐๏ธ Amenity & Retail
High for recreation; local shopping village covers daily needs, but major retail requires a trip to Falcon or Mandurah.
๐ฒ Parks & Recreation
Abundant natural bushland, foreshore reserves, and the Melros beach area.
๐ซ Schools
Ocean Road Primary and St Damien's Catholic Primary are well-regarded; secondary schooling is a 10-15 minute drive away.
๐ฅ Healthcare
Local GP services available; major hospital services located at Peel Health Campus in Mandurah.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A stable, family-oriented community with a significant percentage of retirees and a growing cohort of professional couples.
๐ต Median Income
$82,000 pa
๐ Ownership
78% owner-occupied or being purchased
๐ Age Profile
Median age 44
๐ Education
High percentage of trade-qualified residents and increasing tertiary education levels.
๐ Age Distribution
High owner-occupancy typically leads to better property maintenance and a stronger, more cohesive community spirit.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Focus is on foreshore revitalization and improving local community infrastructure rather than high-density commercial growth.
๐ Positive Impacts
- Dawesville Foreshore Reserve upgrades improving public amenities.
- Expansion of local shopping village to include more specialty stores.
- Improved cycleway connections to Falcon and Mandurah.
๐ Negative Impacts
- Increased traffic on Old Coast Road during peak holiday periods.
- Construction noise in newer southern estates.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Falcon
Position North
Price Slightly more expensive
Lifestyle More established retail and closer to Mandurah CBD.
Best for Families wanting more convenience.
๐Wannanup
Position North (across Channel)
Price Similar
Lifestyle Focus on the Port Bouvard marina and canal living.
Best for Boating enthusiasts.
๐Bouvard
Position South
Price
Lifestyle Semi-rural and very quiet.
Best for Those seeking seclusion and larger acreage.
๐Halls Head
Position North
Price More expensive
Lifestyle Premium suburban feel with high-end amenities.
Best for Upsizers and executives.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Busselton
WA
7.8/10
Coastal/regional lifestyle with strong family appeal and tourism influence.
San Remo
VIC
7.4/10
Waterfront lifestyle suburb serving as a gateway to recreational areas.
St Georges Basin
NSW
7.1/10
Estuary and coastal proximity with a strong focus on water sports.
Bongaree
QLD
7.3/10
Canal and coastal living with a mix of retirees and families.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents are deeply loyal to the area, citing the natural beauty and quiet atmosphere as the primary draws, though some acknowledge the 'Mandurah commute' as a trade-off.
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Outdoor Lifestyle
Being able to surf in the morning and fish in the estuary in the afternoon is why we stay here.
Lifestyle Recreation
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Affordability
We got a much bigger house and yard here than we could have ever afforded in Perth.
Value Commute
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Peace and Quiet
It's like being on holiday every day. The community is friendly and it's very safe.
Safety Community
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Family Living
The primary schools are great, but I do worry about where the kids will go for high school.
Primary Schools Secondary Schools
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Location
It's a bit of a drive to the airport, but coming home to the water makes it worth it.
Travel Time Home Environment
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Infrastructure
We need more local shops and better internet in some of the older pockets.
Amenities Connectivity
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties with an established BAL rating to understand insurance and building costs.
- Check the property's proximity to the estuary for seasonal mosquito impact.
- Look for elevated blocks on the western side for potential ocean glimpses and sea breezes.
- Inspect the condition of outdoor structures; salt spray can accelerate corrosion.
- Consider the 'Old Dawesville' area for larger blocks and more character.
- Verify the status of any local structure plans for nearby vacant land.
โ Questions to Ask the Agent
- What is the specific BAL (Bushfire Attack Level) rating for this property?
- Are there any known issues with coastal erosion or estuary flooding in this street?
- Is the property connected to deep sewerage or a septic system?
- What are the local council's plans for the vacant land nearby?
- How does the salt spray affect the maintenance of the exterior finishes here?
- What is the typical internet speed and mobile coverage in this specific pocket?
- Are there any restrictive covenants in this estate regarding boat or caravan storage?
๐ท๏ธ Seller Strategy
- Highlight lifestyle features like boat parking or proximity to the golf course.
- Ensure gardens are well-maintained to appeal to the 'holiday home' aesthetic.
- Provide a pre-sale building and pest report to streamline the negotiation process.
- Use professional drone photography to showcase the dual-water location.
- Address any bushfire management requirements (e.g., gutter cleaning) before listing.
๐ฃ Positioning Tips
Position the property as a 'sanctuary' that offers a superior lifestyle balance compared to suburban Perth. Emphasize the unique natural assets and the safety of the neighborhood.
๐ผ Investment Case
Dawesville offers a high-yield opportunity for long-term holds, particularly for larger family homes.
โ ๏ธ Investment Risks
Lower capital growth volatility but also lower peak growth compared to inner-metro areas.
๐ Action Plan
- Target 4-bedroom family homes with side access for boats/caravans.
- Focus on properties within walking distance of the primary schools.
- Monitor the Mandurah rental market trends for vacancy shifts.
- Maintain a buffer for potential insurance premium increases.
๐ Renter Tips
- Look for homes with air conditioning for the humid summer months.
- Check for adequate storage for outdoor gear (kayaks, bikes).
- Be prepared for a car-dependent lifestyle.
๐๏ธ What Renters Love Here
Quiet, safe, and close to nature.
โ ๏ธ Renter Watch-Outs
Limited public transport and distance from major shopping centers.
๐ข Landlord Strategy
- Ensure the property is 'bushfire ready' to protect your investment.
- Consider allowing pets, as this is a high-demand feature for local families.
- Regularly maintain evaporative cooling systems which are common in the area.
๐ Compliance & Management
Ensure full compliance with WA's latest residential tenancy laws and bushfire management regulations.
๐ค Agent Insights
- The market is currently driven by lifestyle-seeking families and retirees.
- Properties with 'toy storage' (large garages/sheds) sell faster.
- Buyers are increasingly asking about BAL ratings and insurance costs.
๐ฏ Marketing Angles
The 'Dual-Waterfront Lifestyle' and 'Affordable Coastal Luxury'.
๐ค Target Buyer Profile
Sea-changers, young families from Perth's southern suburbs, and retirees.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Confirm BAL rating and associated insurance costs.โ
Check the City of Mandurah's CHRMAP for coastal risk data.โ
Verify property boundaries and any easements.โ
Inspect for salt-related corrosion on roofs, gutters, and fences.โ
Check the proximity to the nearest bushfire emergency assembly point.โ
Review local school catchment zones (Ocean Road vs. Falcon).โ
Assess the condition of any retaining walls on hilly blocks.โ
Verify the presence of any heritage or environmental overlays.โ
Test mobile signal strength inside the house.โ
Check for any planned road upgrades that might affect local traffic.โ
Confirm the status of the Dawesville Channel maintenance schedule.โ
Review the most recent ABS data for local demographic shifts.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
โ ๏ธ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on 2026 projections and historical trends. All buyers should conduct their own independent due diligence and consult with qualified professionals before making a property purchase.
