Ben Mathews
5 Valencia Grove, Mount Nasura, WA 6112
Offers From Early $1,000,000s
4 2 5
Open Thursday 24 September 5:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Mount Nasura — Whadjuk Noongar Country
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.
Overall Score
7.2
A solid performer offering lifestyle value, though tempered by environmental risks.
Name Origin
The name is an anagram of 'Aranus', a misspelling of the planet Uranus, which was the name of a local property owned by a resident in the early 1900s.
Established
Gazetted 1971
Elevation
Reaches approximately 150m above sea level
Views
Clear sightlines to the Perth CBD and Indian Ocean on clear days
Nature
Bordered by the Bungendore Park and various nature reserves
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.5
Strong price growth driven by the broader Perth market upswing and demand for larger blocks.
Amenity
6.0
Relies heavily on neighboring Armadale and Kelmscott for retail and services.
Schools
6.5
Access to reputable local primary schools, though secondary options are mixed.
Transport
5.5
Car-dependent topography; however, it is close to the Armadale train line and major highways.
Risk Profile
4.5
Significant bushfire risk and steep terrain issues lower the safety score.
Liveability
7.5
High for families seeking space, nature, and quiet surroundings.
Demographics
7.0
Stable population with high owner-occupancy and mature family profiles.
Rental Demand
8.2
Very high demand due to a chronic shortage of family-sized rentals in the SE corridor.
Growth Potential
7.8
Strong, as buyers priced out of inner-hills suburbs move further south for value.
Affordability
6.8
Offers a 'hills lifestyle' at a lower entry point than Kalamunda or Darlington.
Crime & Safety
6.5
Generally safer than the Armadale CBD, but experiences some spillover property crime.
Walkability
3.2
Very low due to steep gradients and lack of internal commercial hubs.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$715,000
Estimated March 2026
12mo Growth
14.5%
Outperforming national average
Family Ratio
78%
Predominantly family households
Bushfire Zone
High Risk
BAL assessment required
CBD Distance
28km
Approx 35-45 min drive
Occupancy
82%
Owner-occupied
✅ Key Advantages
- 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
⚠️ Key Watch-Outs
- 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
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Hills Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached houses, many with 4+ bedrooms and multiple levels.
Dominant dwelling stock.
💰 Price Range
$620,000 – $1,100,000
Typical entry to ceiling.
💡 Why It Matters
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.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$715,000
$650k – $1.2m
🏢 Unit Median
$425,000
$380k – $480k
📈 Price Trend
+14.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $650pw, Units $480pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
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).
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% below Perth metro median
Price comparison
📋 Income Ratio
6.8x annual household income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While prices have risen, Mount Nasura remains highly affordable compared to the Western Suburbs or Northern Beaches, offering significantly more land for the dollar.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.6%
Lower = tighter market
⏱️ Days to Lease
12 days
Avg time on market
📈 Rent Growth p.a.
+15%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families working at Armadale Hospital or commuting to the CBD/Welshpool industrial area.
💼 Investor Outlook
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.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.5%
1-Year Growth
+36%
3-Year Growth
+72%
5-Year Growth
📍 Growth Drivers
- 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
⛔ Headwinds
- Rising insurance premiums in bushfire-prone zones
- Increasing construction costs for renovations on sloped land
- Interest rate sensitivity in the mid-market price bracket
🔮 5-Year Outlook
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.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6.5
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% above metro average crime rate (primarily property-related)
Relative comparison
Risk Categories
Burglary: Medium
Bushfire: High
Traffic/Speeding: Low
📋 What to Check Locally
Check the specific street's proximity to pedestrian thoroughfares from Armadale central. Higher elevation streets generally report fewer opportunistic incidents.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and structural rather than economic.
🌊 Flood Risk
Negligible risk due to high elevation and natural runoff gradients.
🔥 Bushfire Risk
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.
🏦 Insurance Impact
Expect higher-than-average premiums. Some insurers may have strict requirements for ember protection and gutter maintenance.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R10 / R15 (Low Density)
🔲 Overlays
Bushfire Prone Area, Darling Scarp Landscape Protection
🏗️ Development Hotspots
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.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-reliant; 5-minute drive to Armadale or Kelmscott Train Stations.
🛍️ Amenity & Retail
High for outdoor recreation; low for local cafes/shops within walking distance.
🌲 Parks & Recreation
Excellent access to Bungendore Park and the Canning River precinct nearby.
🏫 Schools
Served by Armadale Primary and Kelmscott Senior High (check catchments).
🏥 Healthcare
Exceptional proximity to Armadale Health Service.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, family-oriented community with a mix of tradespeople, healthcare professionals, and retirees.
💵 Median Income
$88,400 pa
🏠 Ownership
82% owner-occupied, 15% renting
🎂 Age Profile
Median age 41
🎓 Education
High percentage of vocational (TAFE) and secondary completions; growing tertiary segment.
📊 Age Distribution
The high owner-occupancy rate suggests long-term stability and pride in property maintenance, which supports property values.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure projects in the surrounding valley are the main drivers.
📈 Positive Impacts
- 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.
📉 Negative Impacts
- Construction noise and rail shutdowns during the METRONET transition.
- Increased traffic on Albany Highway during peak periods.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Roleystone
Position
East
Price
More expensive
Lifestyle
More rural, larger 'acreage' style lots, further from shops.
Best for
Tree-change seekers wanting total seclusion.
📍Armadale
Position
West (Valley)
Price
Cheaper
Lifestyle
Urban, higher density, higher crime rates, more amenities.
Best for
First home buyers and budget-conscious investors.
📍Bedfordale
Position
South
Price
Significantly more expensive
Lifestyle
Semi-rural estates, very large modern builds.
Best for
High-end lifestyle buyers.
📍Kelmscott
Position
North
Price
Similar/Cheaper
Lifestyle
Mix of hills and flats; more diverse housing stock.
Best for
Families seeking hills character with better transit access.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Gooseberry Hill
WA
8.0/10
Similar scarp topography and coastal plain views.
Belair
SA
7.5/10
Established hillside suburb with similar risk profiles and family demographics.
Darlington
WA
8.2/10
Premium hills lifestyle, though Darlington is more 'village' oriented.
Eltham
VIC
7.8/10
Strong focus on nature, sloped blocks, and family-centric living.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
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.
★★★★★
The Views
Nothing beats watching the sunset over the city from my balcony; it feels like you're miles away from the chaos.
Views
Peace
★★★★☆
Family Life
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.
Backyards
Convenience
★★★★☆
Market Growth
Capital growth has been fantastic lately, and I never have trouble finding tenants, though insurance is getting pricey.
Growth
Insurance
★★★☆☆
Accessibility
I love my home, but the steep driveway is becoming a challenge as I get older. It's not a suburb for walking.
Character
Mobility
★★★★☆
Value
We got a 4-bedroom house with a pool for the price of a tiny villa in the inner suburbs. Best decision we made.
Affordability
Space
★★★★☆
Safety
Very quiet streets and friendly neighbors. You do get the occasional hoon on the main roads, but generally very safe.
Community
Noise
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- 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.
❓ Questions to Ask the Agent
- 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?
🏷️ Seller Strategy
- 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.
📣 Positioning Tips
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.
💼 Investment Case
High-yield potential with strong capital growth prospects in a supply-constrained hills market.
⚠️ Investment Risks
Higher maintenance costs, bushfire insurance premiums, and limited tenant pool if the property has difficult access.
📈 Action Plan
- 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.
🔑 Renter Tips
- 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.
🏘️ What Renters Love Here
Peaceful environment, large yards for pets/children, and incredible views.
⚠️ Renter Watch-Outs
Lack of walkability to shops and potential for steep/slippery driveways in winter.
🏢 Landlord Strategy
- 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.
📋 Compliance & Management
Must comply with the City of Armadale's annual Fire Hazard Reduction Notice.
🤝 Agent Insights
- 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.
🎯 Marketing Angles
The 'Perth Hills' lifestyle at an 'Armadale' price point.
👤 Target Buyer Profile
Upgraders from Harrisdale/Piara Waters seeking character and views.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a formal Bushfire Attack Level (BAL) assessment.
✓
Verify property boundaries against the Title to ensure retaining walls are correctly sited.
✓
Inspect for termite activity (high risk in hills areas).
✓
Check the City of Armadale Intramaps for zoning and overlays.
✓
Confirm school catchment zones via the WA Department of Education website.
✓
Review the 10-year maintenance history of any swimming pools or spas.
✓
Assess the condition of the driveway surface (bitumen vs concrete) for cracks.
✓
Check for any 'Notice of Classification' under the Contaminated Sites Act (rare but worth checking).
✓
Verify NBN connection type (FTTP is preferred but rare in older hills pockets).
✓
Review the City of Armadale's Fire Hazard Reduction Notice requirements.
✓
Test water pressure at the highest point of the property.
✓
Evaluate the 'walk score' to the nearest bus stop if public transport is required.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
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.
