Sean & Jenny Hughes
11 Maroubra Vista, Hillarys, WA 6025
Offers Closing 15th July (unless sold prior)
5 2 2
Open Saturday 27 June 12:45 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Hillarys — Whadjuk Noongar Country
Originally a remote fishing and camping spot, the area remained largely undeveloped until the 1970s. The completion of Hillarys Boat Harbour in 1987 transformed the suburb into a major tourism and residential destination. Residential expansion accelerated through the 1980s and 1990s, replacing coastal scrub with master-planned estates.
An affluent, family-oriented coastal suburb characterized by large multi-storey homes, manicured parks, and a high-energy marine precinct.
Overall Score
8.5
A top-tier Perth suburb offering an elite coastal lifestyle with strong long-term fundamentals.
Aboriginal Name
Mooro— "Refers to the local group and district of the Noongar people"
Name Origin
Named after Bertram John Hillary, a Gallipoli veteran who built a beach shack in the area in 1930.
Established
Gazetted 1971
Iconic Landmark
Hillarys Boat Harbour
Retail Hub
Westfield Whitford City
Nature
Marmion Marine Park
Education
Home to St Mark's Anglican Community School
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady growth continues, though high entry prices have moderated the rapid pace seen in 2024.
Amenity
9
Exceptional access to beaches, a major marina, and a regional shopping centre.
Schools
9
Highly regarded public and private options make it a primary target for families.
Transport
6
Relies heavily on private vehicles; bus links to Whitfords Station are functional but not rapid.
Risk Profile
7
Generally safe, with primary risks related to coastal erosion and insurance premiums.
Liveability
9
Outstanding outdoor lifestyle with high-quality public spaces and recreational facilities.
Demographics
8
Stable, high-income family demographic with high rates of home ownership.
Rental Demand
7
Strong demand for family homes, though the high price point limits the pool of eligible tenants.
Growth Potential
7
Limited by lack of new land; growth driven by renovation and scarcity of coastal stock.
Affordability
4
Well above the Perth metropolitan median, making it inaccessible for many first-home buyers.
Crime & Safety
8
Low crime rates compared to the metro average, typical of established affluent areas.
Walkability
6
High near the harbour and shopping centre, but low in the winding residential cul-de-sacs.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,550,000
Projected March 2026
12mo Growth
7.5%
Steady capital appreciation
Family Ratio
78%
Dominant household type
Coastal Proximity
0-2km
Entire suburb is coastal
School Rank
Top 10%
Based on NAPLAN/ATAR
Retail Access
Excellent
Westfield Whitford City
✅ Key Advantages
- World-class recreational facilities at Hillarys Boat Harbour.
- Proximity to high-performing schools like St Mark's Anglican.
- Strong sense of community and high safety perception.
- Large block sizes (typically 700sqm+) in established areas.
- Excellent resale value due to perpetual coastal demand.
⚠️ Key Watch-Outs
- Significant weekend and holiday traffic congestion near the coast.
- Aging 1980s housing stock may require substantial renovation budgets.
- Higher than average council rates and insurance premiums.
- Limited public transport connectivity to the Perth CBD.
- Exposure to coastal winds and salt spray requiring higher maintenance.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached houses, with some luxury apartments near the harbour.
Dominant dwelling stock.
💰 Price Range
$950k (Units/Townhouses) – $4.5m+ (Beachfront)
Typical entry to ceiling.
💡 Why It Matters
Hillarys represents the 'Perth Dream' for many families, combining beach access with suburban convenience. It is a 'destination' suburb that maintains value even during broader market downturns due to its unique amenity mix.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,550,000
$1.2m – $3.5m
🏢 Unit Median
$680,000
$550k – $1.2m
📈 Price Trend
+7.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The suburb has transitioned from 'expensive' to 'elite' over the last five years. Buyers are now paying a significant premium for land value, often with the intent to demolish or extensively renovate.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
65% above Perth metro median
Price comparison
📋 Income Ratio
10.5x average household income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Hillarys is one of the least affordable suburbs in the northern corridor. Entry-level buyers are increasingly pushed toward neighboring Padbury or Beldon.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.8%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.0%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families and corporate relocations seeking lifestyle and school catchments.
💼 Investor Outlook
Yields are low due to high entry costs, but capital growth prospects remain superior. The best returns are found in well-presented 4-bedroom homes near schools.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.5%
1-Year Growth
+24%
3-Year Growth
+58%
5-Year Growth
📍 Growth Drivers
- Scarcity of coastal land in Perth's northern corridor.
- Continued investment in Hillarys Boat Harbour infrastructure.
- High demand for the St Mark's school catchment area.
- Ongoing gentrification as older homes are replaced by modern mansions.
⛔ Headwinds
- Interest rate sensitivity among high-debt households.
- Rising construction costs for those planning renovations.
- Potential coastal erosion management levies in the future.
🔮 5-Year Outlook
Steady capital growth is expected to continue, likely outperforming the broader Perth market by 1-2% annually as the suburb further cements its status as a premium coastal enclave.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check local police statistics for the Boat Harbour precinct specifically, as opportunistic theft can increase during peak summer tourism months.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks are environmental and infrastructure-related rather than social or economic.
🌊 Flood Risk
Very low risk; most of the suburb is elevated on coastal dunes.
🔥 Bushfire Risk
Low risk; the suburb is fully urbanized with minimal adjacent bushland.
🏦 Insurance Impact
Expect higher premiums for properties within 200m of the shoreline due to storm surge and erosion modeling.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Low Density Residential)
🔲 Overlays
Coastal Hazard Risk Management and Adaptation Plan (CHRMAP)
🏗️ Development Hotspots
Whitford City shopping precinct (potential for future high-density residential).
Low-density zoning protects the suburb's character but limits the potential for subdivision, keeping land prices high.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-dependent; bus services connect to Whitfords Train Station (Joondalup Line).
🛍️ Amenity & Retail
Exceptional; world-class marina, beaches, and regional shopping within 5 minutes.
🌲 Parks & Recreation
Abundant; Mawson Park and Flinders Park offer high-quality green space.
🏫 Schools
Top-tier; St Mark's is highly prestigious; Hillarys Primary is well-regarded.
🏥 Healthcare
Good; close to Joondalup Health Campus and numerous local private clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent community dominated by mature families and 'empty nesters' who have lived in the area for decades.
💵 Median Income
$125,000 pa (Household)
🏠 Ownership
82% owner-occupied (including with mortgage)
🎂 Age Profile
Median age 42
🎓 Education
High; 35% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high owner-occupancy rate ensures properties are generally well-maintained and the community is stable.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on upgrading existing infrastructure rather than new residential sprawl.
📈 Positive Impacts
- Ongoing upgrades to Hillarys Boat Harbour facilities.
- Modernization of Westfield Whitford City entertainment precinct.
- Coastal path and dune restoration projects.
📉 Negative Impacts
- Construction noise around the shopping centre.
- Temporary loss of parking during harbour maintenance.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Padbury
Position
East
Price
35% cheaper
Lifestyle
Inland, more entry-level, smaller blocks.
Best for
First home buyers and young families.
📍Sorrento
Position
South
Price
15% more expensive
Lifestyle
More prestigious, closer to the city, older demographic.
Best for
High-net-worth families.
📍Kallaroo
Position
North
Price
10% cheaper
Lifestyle
Quieter, less commercial activity, similar beach access.
Best for
Families seeking a quieter coastal vibe.
📍Mullaloo
Position
North-West
Price
Similar
Lifestyle
Focus on the surf club and beach rather than a marina.
Best for
Surf and beach enthusiasts.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
City Beach
WA
9/10
Premium coastal lifestyle with high-end architecture and beach focus.
Brighton
VIC
9/10
Iconic beach destination with a mix of heritage and modern luxury.
Glenelg
SA
8/10
Major marina precinct combined with high-density retail and residential.
Cronulla
NSW
8.5/10
Coastal suburb with a strong train link and vibrant commercial heart.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the ability to walk to the beach and the safety of the streets as primary benefits. There is minor frustration regarding summer traffic.
★★★★★
Family Life
The best place in Perth to raise kids. Between the parks and the harbour, they are never bored.
Parks
Safety
★★★★☆
Commuting
I love the weekends here, but the commute to the CBD can be a bit of a grind without a direct train.
Lifestyle
Transport
★★★★★
Amenity
Having Whitfords shopping centre so close means I rarely have to leave the suburb for anything.
Convenience
★★★★☆
Renovation
We bought an 80s fixer-upper. The bones are great, but be prepared for the cost of modernizing these large homes.
Potential
Cost
★★★☆☆
Traffic
The harbour is great for business, but the traffic on Southside Drive in January is a nightmare.
Economy
Traffic
★★★★☆
Rental Market
Hard to find a rental, but worth it for the school catchment. The community is very welcoming.
Community
Availability
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the St Mark's Anglican Community School walk-zone for maximum resale value.
- Look for 'original' 1980s homes that haven't been poorly renovated; these offer the best value-add potential.
- Check the orientation of the home; western-facing coastal properties face harsh afternoon sun and salt spray.
- Verify if the property is in a 'wind tunnel' area near the dunes which can impact outdoor living.
- Investigate the specific street traffic during a weekend afternoon before committing.
❓ Questions to Ask the Agent
- Is this property within the Duncraig Senior High School catchment area?
- Has the home been treated for salt-related corrosion in the last 5 years?
- Are there any known easements or restrictive covenants regarding second-storey builds?
- What are the average council and water rates for this specific block size?
- How does the local traffic noise level change during the summer peak season?
- Has a coastal hazard assessment been performed for this specific street?
- Are there any planned developments for the nearby parklands or shopping centres?
🏷️ Seller Strategy
- Highlight energy efficiency upgrades, as large coastal homes can be expensive to cool.
- Professional staging is essential to compete with the high-end modern builds in the area.
- Ensure all outdoor entertaining areas are pristine; the 'outdoor lifestyle' is the primary selling point.
- Address any signs of 'salt damp' or corrosion on fixtures before listing.
- Target marketing toward 'upgraders' from Padbury and Duncraig.
📣 Positioning Tips
Position the property as a 'forever home' in a lifestyle-first location. Emphasize proximity to the harbour and elite schooling catchments to justify premium pricing.
💼 Investment Case
Hillarys is a capital growth play, not a yield play. The high land value and scarcity drive long-term returns.
⚠️ Investment Risks
Low yields and high maintenance costs due to the coastal environment.
📈 Action Plan
- Target 4-bedroom, 2-bathroom family homes.
- Ensure the property is within the Duncraig Senior High School catchment (check specific boundaries).
- Budget for higher-than-average property management and maintenance fees.
- Consider long-term leases for corporate relocations.
🔑 Renter Tips
- Apply with a complete profile; competition for family homes is fierce.
- Be prepared for high utility bills in older, uninsulated homes.
- Check for adequate storage for beach/marine gear.
🏘️ What Renters Love Here
Unbeatable access to coastal recreation and high-quality schools.
⚠️ Renter Watch-Outs
High rents and limited stock of smaller, affordable units.
🏢 Landlord Strategy
- Maintain gardens and pools to a high standard to attract premium tenants.
- Install high-quality air conditioning and heating.
- Consider allowing pets, as the area is very dog-friendly.
📋 Compliance & Management
Ensure all coastal-specific building codes and safety barriers for pools are strictly met.
🤝 Agent Insights
- Stock levels remain tight, keeping prices firm despite broader economic headwinds.
- Buyers are increasingly looking for 'turn-key' luxury rather than projects.
🎯 Marketing Angles
The 'Walk to the Harbour' lifestyle and 'Elite Schooling' are the two most powerful hooks.
👤 Target Buyer Profile
Established professional families (aged 35-55) with multiple children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment boundaries via the WA Department of Education website.
✓
Conduct a thorough building inspection focusing on salt-related structural decay.
✓
Check the City of Joondalup's CHRMAP for coastal erosion risk levels.
✓
Review the Title Office records for any restrictive covenants on building height.
✓
Assess the condition of the roof and gutters (high salt-spray area).
✓
Confirm the functionality of all air conditioning units.
✓
Check for any planned roadworks or changes to bus routes.
✓
Evaluate the property's proximity to the Hillarys Boat Harbour noise zone.
✓
Review the local crime map for the specific street.
✓
Confirm the availability of high-speed NBN/fibre to the premises.
✓
Inspect the pool and fencing for compliance with WA safety regulations.
✓
Check for any heritage or significant tree overlays on the property.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 joondalup.wa.gov.au
🔗 abs.gov.au
🔗 landgate.wa.gov.au
🔗 planning.wa.gov.au
🔗 transport.wa.gov.au
🔗 education.wa.edu.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
