Originally used for orcharding and timber, the area transitioned into a residential suburb in the mid-20th century as Perth's urban sprawl reached the hills. It was developed to take advantage of the steep topography and panoramic views over the Swan Coastal Plain. Unlike the flatter Armadale townsite, Mount Nasura was positioned as a premium residential pocket.
Today it is a quiet, leafy residential suburb dominated by large, multi-level family homes. It maintains a semi-rural feel despite its proximity to the Armadale strategic metropolitan centre.
- Exceptional panoramic views of the Perth skyline and coastal plain
- Large lot sizes typically ranging from 800sqm to over 2,000sqm
- Quiet, low-traffic streets with a strong sense of community
- Proximity to the Armadale Health Service (Hospital) and medical precinct
- Abundant natural bushland and hiking trails on the doorstep
- High maintenance costs for steep blocks and large retaining walls
- Significant bushfire risk requiring annual fuel load management
- Limited public transport within the suburb itself; car is essential
- Older homes may still utilize septic systems rather than deep sewerage
- Steep driveways can be problematic for accessibility and visitor parking
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Mount Nasura serves as the 'aspirational' pocket of the Armadale region. It attracts buyers who want the Perth Hills lifestyle—views, trees, and space—but need to remain within commuting distance of the southern employment hubs.
$650k – $1.2m
$380k – $480k
12-month movement
Current asking rents
Prices have surged since 2023 as the 'flight to value' led buyers to the Armadale hills. Stock levels remain tight as owners tend to hold properties for long durations (10+ years).
Price comparison
Median price รท median income
Estimated rental yield
While prices have risen, Mount Nasura remains highly affordable compared to the Western Suburbs or Northern Beaches, offering significantly more land for the dollar.
Lower = tighter market
Avg time on market
Annual rental increase
Professional families working at Armadale Hospital or commuting to the CBD/Welshpool industrial area.
Strong capital growth and extremely low vacancy rates make it attractive, though investors must budget for higher insurance and maintenance costs associated with hills properties.
- Metronet Armadale Line transformation improving rail connectivity
- Ongoing upgrades to the Armadale Road and North Link infrastructure
- Relative affordability compared to the Kalamunda and Mundaring hills districts
- Expansion of the Armadale Health Service providing local employment
- Rising insurance premiums in bushfire-prone zones
- Increasing construction costs for renovations on sloped land
- Interest rate sensitivity in the mid-market price bracket
Expect continued steady growth as Perth's population expands southward. Mount Nasura will likely maintain its 'premium' status within the City of Armadale, benefiting from urban renewal in the valley below.
vs last 12 months
Relative comparison
Check the specific street's proximity to pedestrian thoroughfares from Armadale central. Higher elevation streets generally report fewer opportunistic incidents.
The primary risks are environmental and structural rather than economic.
Negligible risk due to high elevation and natural runoff gradients.
Extreme risk. Most of the suburb is within a designated Bushfire Prone Area. New builds or major renos must meet BAL (Bushfire Attack Level) standards.
Expect higher-than-average premiums. Some insurers may have strict requirements for ember protection and gutter maintenance.
Bushfire Prone Area, Darling Scarp Landscape Protection
Limited subdivision potential due to topography and low-density zoning.
The zoning protects the suburb's spacious character but limits the ability to 'unlock' value through small-scale development.
Car-reliant; 5-minute drive to Armadale or Kelmscott Train Stations.
High for outdoor recreation; low for local cafes/shops within walking distance.
Excellent access to Bungendore Park and the Canning River precinct nearby.
Served by Armadale Primary and Kelmscott Senior High (check catchments).
Exceptional proximity to Armadale Health Service.
An established, family-oriented community with a mix of tradespeople, healthcare professionals, and retirees.
The high owner-occupancy rate suggests long-term stability and pride in property maintenance, which supports property values.
Infrastructure projects in the surrounding valley are the main drivers.
- METRONET Armadale Line Elevation: Removing level crossings and modernizing stations.
- Armadale Hospital Expansion: Increasing local high-income employment.
- Armadale Road Upgrades: Improving the commute to the Kwinana Freeway.
- Construction noise and rail shutdowns during the METRONET transition.
- Increased traffic on Albany Highway during peak periods.
Residents are fiercely loyal to the 'hills' lifestyle, citing the peace and views as the main draws, while acknowledging the need to drive for almost all errands.
Nothing beats watching the sunset over the city from my balcony; it feels like you're miles away from the chaos.
Great place for kids to grow up with big backyards, but the school runs and lack of local shops can be a bit of a chore.
Capital growth has been fantastic lately, and I never have trouble finding tenants, though insurance is getting pricey.
I love my home, but the steep driveway is becoming a challenge as I get older. It's not a suburb for walking.
We got a 4-bedroom house with a pool for the price of a tiny villa in the inner suburbs. Best decision we made.
Very quiet streets and friendly neighbors. You do get the occasional hoon on the main roads, but generally very safe.
- Prioritize homes with a BAL (Bushfire Attack Level) rating of 12.5 or 19; avoid BAL-40 or Flame Zone if possible.
- Check the condition of all retaining walls; these are expensive to repair on steep blocks.
- Verify if the property is connected to deep sewerage or relies on a septic system.
- Visit at different times of day to assess traffic noise from Albany Highway or Brookton Highway.
- Look for properties with 'upside'—older homes that can be modernized to capitalize on the views.
- Ensure the driveway gradient is manageable for your vehicles and future needs.
- What is the current BAL rating for this property?
- Is the property connected to deep sewerage, and if not, when was the septic last pumped?
- Are there any structural engineering reports for the retaining walls?
- Has the property ever been impacted by a bushfire or ember attack?
- What are the specific council rates and fire service levies for this address?
- Are there any easements or landscape protection overlays that restrict further building?
- What is the age and condition of the roof and guttering system?
- How does the water pressure hold up during peak times, given the elevation?
- Highlight 'view corridors' in marketing photography—dusk shots are essential.
- Ensure the Asset Protection Zone (APZ) is cleared and gardens are fire-compliant before listing.
- Provide a pre-purchase building and pest report to ease buyer concerns about retaining walls and termites.
- Showcase any energy-efficient upgrades, as hills homes can be colder in winter.
- Target families from the inner-southern suburbs looking for more space.
Position the property as a 'private sanctuary' that offers a lifestyle upgrade without leaving the metropolitan area. Emphasize the unique topography and the 'above the fray' feeling of the location.
High-yield potential with strong capital growth prospects in a supply-constrained hills market.
Higher maintenance costs, bushfire insurance premiums, and limited tenant pool if the property has difficult access.
- Target 4-bedroom homes with double carports.
- Budget for professional gutter cleaning and fire-break maintenance twice yearly.
- Install split-system air conditioning to handle hills temperature fluctuations.
- Focus on properties within the Kelmscott Senior High School catchment.
- Be prepared for higher heating costs in winter.
- Check mobile reception and NBN types, as hills topography can sometimes interfere.
- Ask about the landlord's bushfire plan and tenant responsibilities for garden maintenance.
Peaceful environment, large yards for pets/children, and incredible views.
Lack of walkability to shops and potential for steep/slippery driveways in winter.
- Maintain comprehensive landlord insurance that specifically covers bushfire.
- Ensure all retaining walls are inspected every 5 years.
- Provide clear instructions to tenants regarding fire safety and ember management.
- Consider long-term leases (2 years+) as hills tenants tend to be stable families.
Must comply with the City of Armadale's annual Fire Hazard Reduction Notice.
- Stock levels are at historic lows; off-market opportunities are rare but valuable.
- Buyers are increasingly asking for BAL certificates upfront.
- The 'view premium' can add $50k-$100k to a property's value compared to an identical house without a view.
The 'Perth Hills' lifestyle at an 'Armadale' price point.
Upgraders from Harrisdale/Piara Waters seeking character and views.
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial, legal, or real estate advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
