Craig Gaspar
19B Francis Avenue, Karrinyup, WA 6018
$1,450,000 - $1,550,000
3 2 2
Open Sunday 15 November 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Karrinyup — Whadjuk Noongar Country
Originally a landscape of wetlands and limestone ridges used for market gardening and lime burning. Significant residential development occurred in the 1960s and 70s, transforming it into a premier northern suburbs residential address.
A sophisticated mix of renovated mid-century homes and contemporary luxury residences, anchored by one of Australia's most significant regional shopping hubs.
Overall Score
8.6
A top-tier Perth suburb offering a balanced lifestyle of beach, bush, and high-end retail.
Aboriginal Name
Karrinyup— "The place where bush kangaroos graze"
Name Origin
Derived from the local Noongar word 'Careniup', first recorded by surveyors in the 1840s.
Established
Gazetted 1929
Retail Hub
Home to a $800M+ shopping redevelopment
Recreation
Bordered by Hamersley Public Golf Course
Coastal Proximity
Less than 3km to Trigg Beach
Green Space
Contains the significant Lake Gwelup Reserve border
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.2
Strong sustained demand despite broader economic shifts due to scarcity of stock.
Amenity
9.7
Exceptional access to premium retail, dining, and recreational facilities.
Schools
9.2
Highly sought-after catchments including Carine SHS and proximity to St Mary's.
Transport
6.8
Reliant on private vehicles and feeder buses; peak hour congestion is a known factor.
Risk Profile
8.5
Low risk of value loss, though localized traffic and density changes are considerations.
Liveability
9.1
Excellent family environment with high-quality parks and coastal breezes.
Demographics
8.8
Affluent professional families and established retirees with high disposable income.
Rental Demand
8.4
Very high for family homes, particularly those within the Carine SHS catchment.
Growth Potential
7.9
Steady growth supported by the 'lifestyle' pull and recent infrastructure investment.
Affordability
3.5
Well above the Perth metropolitan median, making it inaccessible for many first-home buyers.
Crime & Safety
8.7
Generally very safe with lower-than-average crime rates for the metropolitan area.
Walkability
7.2
High near the shopping precinct but hilly terrain limits walkability in eastern pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,485,000
Reflecting 2025-26 market levels
Median Unit
$795,000
Includes new luxury apartments
12mo Growth
8.4%
Outperforming many northern peers
Top School
Carine SHS
Consistently high-ranking public school
Family Ratio
72%
Dominant household demographic
Vacancy Rate
0.7%
Extremely tight rental market
✅ Key Advantages
- World-class shopping and entertainment precinct within walking distance for many.
- Strong capital growth history driven by high land value and amenity investment.
- Exceptional educational options including top-tier public and private schools.
- Proximity to Trigg and North Beach without the 'front-row' coastal price tag.
- Abundant green space including Lake Gwelup, Karrinyup Reserve, and golf courses.
⚠️ Key Watch-Outs
- Significant traffic bottlenecks around Karrinyup Road and Jeanes Road during peak times.
- Increasing density and apartment developments may impact the traditional suburban feel.
- Hilly topography can lead to steep driveways and difficult building sites.
- Older 1960s/70s housing stock often requires significant renovation or contains asbestos.
- High entry price point limits the pool of potential future buyers to affluent cohorts.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Affluent Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses with a growing sector of luxury apartments.
Dominant dwelling stock.
💰 Price Range
$1.1m – $3.5m
Typical entry to ceiling.
💡 Why It Matters
Karrinyup serves as the primary 'lifestyle hub' for the northern corridor, offering a level of amenity usually reserved for inner-city suburbs but with a coastal-suburban footprint.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,485,000
$1.25m – $3.2m
🏢 Unit Median
$795,000
$620k – $1.5m
📈 Price Trend
+8.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850-$1,100pw, Units $600-$850pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between unrenovated 1970s homes and new builds is widening, providing opportunities for value-add through renovation.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
55% above Perth metro median
Price comparison
📋 Income Ratio
9.8x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Karrinyup is a 'destination' suburb where buyers typically trade up from surrounding areas like Doubleview or Scarborough.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.7%
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 catchments and corporate relocations.
💼 Investor Outlook
Strong capital growth prospects outweigh the relatively low rental yields. Long-term hold is recommended to capture equity gains.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+8.4%
1-Year Growth
+24.5%
3-Year Growth
+51.5%
5-Year Growth
📍 Growth Drivers
- Continued desirability of the Carine Senior High School catchment.
- Ongoing lifestyle upgrades to the Karrinyup Shopping Centre precinct.
- Limited supply of new land in the northern coastal corridor.
- Gentrification of older 1970s housing stock.
⛔ Headwinds
- Affordability ceiling as prices approach the $1.5m median.
- Potential for oversupply in the luxury apartment segment.
- Interest rate sensitivity among high-leverage professional families.
🔮 5-Year Outlook
Expect moderate but consistent growth. Karrinyup is likely to solidify its status as the 'Western Suburbs of the North', maintaining a premium over neighboring Gwelup and Innaloo.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
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 Incidents: Medium
📋 What to Check Locally
Standard suburban precautions apply. The area around the shopping centre sees higher foot traffic and associated minor opportunistic crime.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk area, with primary concerns being structural integrity of older homes and urban planning changes.
🌊 Flood Risk
Very low risk; suburb is largely elevated on limestone ridges.
🔥 Bushfire Risk
Moderate risk for properties directly abutting the Trigg Bushland Reserve or Lake Gwelup.
🏦 Insurance Impact
No significant premiums noted, though coastal proximity requires standard maintenance for corrosion.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R20 (Low Density) to R-AC3 (Centre Zone)
🔲 Overlays
Bushfire Prone Area (localized), Coastal Erosion (limited impact)
🏗️ Development Hotspots
The immediate perimeter of the Karrinyup Shopping Centre is seeing significant high-density residential growth.
Zoning changes are allowing for more townhouses and apartments, which may impact the privacy and sun-access of neighboring single-story homes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Bus services connect to Stirling Train Station (Joondalup Line). Car-dominant suburb.
🛍️ Amenity & Retail
Exceptional. The Karrinyup Shopping Centre provides high-end fashion, cinemas, and dining.
🌲 Parks & Recreation
Excellent. Access to Lake Gwelup, Hamersley Golf Course, and numerous local playgrounds.
🏫 Schools
Top-tier. Karrinyup Primary and Carine SHS are major drawcards.
🏥 Healthcare
Good local GP access; 10-minute drive to Osborne Park Hospital or 15-minute to Sir Charles Gairdner.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, high-income demographic consisting primarily of mature families and professionals.
💵 Median Income
$115,000 - $130,000 per household
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 41
🎓 Education
High; 38% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high owner-occupancy rate and mature age profile contribute to the suburb's stability and well-maintained streetscapes.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The completion of the Karrinyup Shopping Centre expansion remains the primary driver, with secondary residential developments following.
📈 Positive Impacts
- Significant increase in local employment and services.
- Enhanced property values due to 'lifestyle precinct' status.
- Improved public spaces and dining options.
📉 Negative Impacts
- Increased traffic volume on local feeder roads.
- Loss of some traditional suburban privacy near the centre.
- Construction noise from ongoing apartment developments.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Trigg
Position
West
Price
30% more expensive
Lifestyle
Beachfront focus, smaller blocks
Best for
Surfers and high-net-worth coastal buyers
📍Gwelup
Position
East
Price
10% cheaper
Lifestyle
More 'lakeside' feel, newer builds
Best for
Families seeking newer homes on smaller blocks
📍Innaloo
Position
South
Price
35% cheaper
Lifestyle
More urban, higher density, transit-focused
Best for
First home buyers and young professionals
📍Carine
Position
North
Price
Similar
Lifestyle
Larger blocks, 1970s feel, no major mall
Best for
Families prioritizing the Carine SHS catchment
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
City Beach
WA
9.2/10
Premium coastal-adjacent lifestyle with high-end amenities.
Mount Claremont
WA
8.8/10
Hilly topography, affluent families, strong school focus.
Beaumaris
VIC
8.7/10
Coastal-adjacent, strong mid-century architectural roots, elite schools.
St Ives
NSW
8.5/10
Large family blocks, premium retail hub, high-performing schools.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents highly value the 'everything at your doorstep' convenience and the safe, family-friendly atmosphere, though traffic remains a common gripe.
★★★★★
Family Lifestyle
The best place to raise kids in Perth. We can walk to the shops for dinner and the beach is five minutes away.
Safety
Amenities
★★★★☆
Market Value
Paid a premium to get into the Carine SHS catchment, but the capital growth already feels solid.
Growth
Price
★★★★☆
Convenience
The new apartments near the mall are great for downsizers, but the traffic on Karrinyup Road is getting out of hand.
Convenience
Traffic
★★★★★
Community
The redevelopment has brought so much life back into the area. It feels like a real city centre now.
Vibrancy
Economy
★★★☆☆
Rental Market
Love the area but it's so hard to find a rental. We had to bid over the asking price just to get a look in.
Lifestyle
Competition
★★★★☆
Change
It's much busier than it used to be, but the parks and the golf course still provide that quiet escape.
Nature
Noise
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Carine Senior High School catchment for best long-term resale value.
- Look for 'renovator's delights' on large blocks (700sqm+) to manufacture equity.
- Check the elevation; properties on the western ridges often capture ocean glimpses or cooling breezes.
- Be prepared to act fast; well-priced family homes in Karrinyup often sell within the first week.
- Investigate the specific R-Code of the property to understand future subdivision or density potential.
- Visit the property during Saturday mall hours to assess the true impact of traffic noise and congestion.
❓ Questions to Ask the Agent
- Is this property within the Carine Senior High School catchment area?
- Are there any planned high-density developments on this street or the one behind?
- Has the home been tested for asbestos, particularly in the eaves or wet areas?
- What are the peak-hour traffic transit times to the Mitchell Freeway from here?
- Are there any restrictive covenants on the title regarding building materials or height?
- How has the recent shopping centre expansion affected local street parking in this specific pocket?
- What is the current R-Code zoning and are there any proposed changes in the Local Planning Scheme?
🏷️ Seller Strategy
- Highlight proximity to the Karrinyup Shopping Centre as a lifestyle benefit, not just a retail one.
- Professional styling is essential here; the buyer demographic expects a high-end, polished presentation.
- If your home is in the Carine SHS catchment, lead with this in all marketing materials.
- Consider an 'Offers Invited' campaign to capitalize on the current low-stock environment.
- Ensure any asbestos in 1970s builds is professionally managed or disclosed to avoid mid-settlement issues.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that offers the convenience of an urban hub with the peace of a coastal suburb.
💼 Investment Case
Karrinyup is a blue-chip defensive play. It is unlikely to see significant price drops even in a downturn.
⚠️ Investment Risks
Low yields and high entry costs mean this is not a cash-flow play. High land tax for multi-property owners.
📈 Action Plan
- Target 3-4 bedroom houses on full blocks.
- Focus on the northern pocket closer to the Carine border.
- Consider minor cosmetic renovations to maximize rental appraisal.
- Hold for a minimum 7-10 year cycle.
🔑 Renter Tips
- Have a complete application ready before the first viewing.
- Offer a longer lease term (18-24 months) to stand out to landlords.
- Check for properties managed by local boutique agencies who know the area.
🏘️ What Renters Love Here
Access to elite amenities and a safe, high-status neighborhood.
⚠️ Renter Watch-Outs
Extremely competitive market; expect high rents and strict inspections.
🏢 Landlord Strategy
- Regular maintenance is key as tenants in this bracket expect high standards.
- Consider allowing pets to increase the pool of high-quality family applicants.
- Review rents every 6 months to stay aligned with the fast-moving Perth market.
📋 Compliance & Management
Ensure all pool fencing and RCD/smoke alarm certifications are current, as City of Stirling is proactive with inspections.
🤝 Agent Insights
- The 'Carine SHS effect' adds a measurable premium to houses on the northern side of Karrinyup Rd.
- Buyers are increasingly wary of traffic noise; quiet cul-de-sacs are achieving record prices.
- Modernized mid-century homes are currently outperforming generic new builds in terms of buyer 'soul' appeal.
🎯 Marketing Angles
The '15-minute lifestyle'—everything from the beach to the movies is within a 15-minute walk or 5-minute drive.
👤 Target Buyer Profile
Professional couples aged 35-50 with school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment via the WA Department of Education website.
✓
Conduct a thorough building and pest inspection with a focus on 1970s structural issues.
✓
Check the City of Stirling's 'Intramaps' for zoning and underground services.
✓
Review the Title Office records for any easements or restrictive covenants.
✓
Assess the property's proximity to the 'Bushfire Prone Area' map.
✓
Test for coastal corrosion on external fittings and roof structures.
✓
Measure the driveway gradient for accessibility and drainage.
✓
Check the noise levels during peak shopping hours (Thursday night/Saturday morning).
✓
Verify the presence of RCDs and hard-wired smoke alarms.
✓
Investigate any history of flooding or dampness in lower-level rooms if the property is on a slope.
✓
Confirm the availability of NBN technology type (FTTP vs FTTN).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ 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. Buyers should conduct their own independent due diligence.
