Paul Holdsworth
5/83 Harrison Street, Nollamara, WA 6061
High $500,000s to Low $600,000s
2 1 1
Open Saturday 6 June 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Nollamara — Whadjuk Noongar Country
Originally developed by the State Housing Commission in the post-WWII era to provide affordable housing for returning servicemen and migrants. The suburb underwent a massive transformation in the late 1990s and 2000s as large original lots were subdivided into triplex and quadplex developments.
A bustling, multicultural residential hub characterized by a mix of original 1950s weatherboard/brick cottages and modern high-density villa complexes.
Overall Score
6.8
A solid performer for value-seekers, balanced by higher-than-average density and crime statistics.
Aboriginal Name
Nollamara— "Black Kangaroo Paw (Macropidia fuliginosa)"
Name Origin
Derived from the Noongar word for the black kangaroo paw, chosen in 1954 during the suburb's initial planning phase.
Established
Gazetted 1954
Floral Identity
Urban Infill
Green Space
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Strong demand from first-home buyers priced out of neighboring Dianella and Yokine.
Amenity
6.0
Good access to local shops and sporting facilities, though lacks a high-end 'main street' cafe strip.
Schools
5.5
Local primary schools are accessible, but secondary options often lead residents to look at private or out-of-boundary schools.
Transport
6.5
Excellent bus frequency to the CBD via Wanneroo Road and Charles Street, though no direct rail access.
Risk Profile
5.0
Risks are primarily related to social housing pockets and high-density traffic issues.
Liveability
6.5
Improving as younger professionals move in, though streetscapes can feel cluttered with cars.
Demographics
6.0
A diverse mix of young families, multi-generational households, and a growing professional segment.
Rental Demand
8.5
Extremely high due to affordability and proximity to the city and Osborne Park employment hub.
Growth Potential
7.0
Strong, as it remains a 'catch-up' suburb compared to its more expensive southern neighbors.
Affordability
8.5
One of the few remaining suburbs within 10km of Perth CBD where sub-$600k villas are common.
Crime & Safety
4.5
Historically higher crime rates for property theft, though trending downward as gentrification continues.
Walkability
6.0
Pockets near Nollamara Shopping Centre are walkable, but most residents rely on vehicles.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Distance to CBD
10km
Approx. 15-20 mins drive
Property Mix
72% Villas/Units
Dominated by triplex developments
12mo Growth
14.2%
Outperforming many outer-ring suburbs
Vacancy Rate
0.6%
Critically undersupplied rental market
Median Age
34
Younger than the WA state average
Gross Yield
5.8%
Attractive for cash-flow investors
✅ Key Advantages
- Exceptional proximity to Perth CBD for the price point.
- High concentration of modern, low-maintenance 3x2 villas.
- Strong rental yields and consistently low vacancy rates.
- Proximity to major employment hubs in Osborne Park and Balcatta.
- Active gentrification with new cafes and small businesses emerging.
⚠️ Key Watch-Outs
- Significant street parking issues due to high-density triplexes.
- Higher than average crime rates for opportunistic property theft.
- Variable streetscapes with some pockets still containing neglected social housing.
- Lack of a dedicated train station within the suburb boundaries.
- Limited capital growth for villas compared to full-block houses.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
High-Density Transitional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly modern 3-bedroom villas and townhouses, with a diminishing stock of 1950s houses on large lots.
Dominant dwelling stock.
💰 Price Range
$480k (Older Units) – $950k+ (Newer Houses/Large Lots)
Typical entry to ceiling.
💡 Why It Matters
Nollamara serves as the 'entry-level' gateway to Perth's inner-north. It is the primary target for buyers who want to be near the city but cannot afford Yokine or Menora.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$745,000
$680k – $950k
🏢 Unit Median
$525,000
$450k – $620k
📈 Price Trend
+14.2% over the last 12 months
12-month movement
🔑 Weekly Rents
Houses $680pw, Villas/Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of units reflects the suburb's R40/R60 zoning, making land-value properties rare and highly sought after by developers.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% below Perth metropolitan median
Price comparison
📋 Income Ratio
7.4x average household income
Median price ÷ median income
💳 Gross Yield
5.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Nollamara remains highly affordable relative to its distance from the CBD, though the gap is closing as prices rise faster than the metro average.
🔥 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.
+15.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, small families, and FIFO workers seeking proximity to the airport and city.
💼 Investor Outlook
Excellent for yield-focused investors. The high demand for 3x2 villas ensures minimal downtime, though capital growth may be slower than neighboring low-density suburbs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+14.2%
1-Year Growth
+38%
3-Year Growth
+54%
5-Year Growth
📍 Growth Drivers
- Continued price pressure in neighboring Yokine and Dianella.
- Ongoing gentrification of older housing stock.
- Proximity to the Morley-Ellenbrook Rail Line (nearby stations).
- Zoning that allows for high-density redevelopment.
- Increasing appeal to first-home buyers using government grants.
⛔ Headwinds
- Interest rate sensitivity among the core buyer demographic.
- Over-supply of similar villa products in the local market.
- Perception of safety issues impacting long-term family appeal.
🔮 5-Year Outlook
Expect steady growth as Nollamara sheds its 'rough' reputation. It will likely mirror the trajectory of Tuart Hill, becoming a preferred middle-ring professional hub.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
4
Safety Score
Below Average
📉 Trend
Improving
vs last 12 months
🏙️ vs Metro Average
22% higher crime rate than metro average
Relative comparison
Risk Categories
Property Theft: High
Assault: Medium
Drug Related: Medium
📋 What to Check Locally
Check the specific street's proximity to known social housing clusters and invest in high-quality security systems/fencing.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are social and infrastructural rather than environmental. High-density living has outpaced street upgrades.
🌊 Flood Risk
Low risk; suburb is situated on elevated sandy terrain.
🔥 Bushfire Risk
Negligible; fully urbanized area.
🏦 Insurance Impact
Standard premiums apply, though some insurers may have slightly higher rates for theft coverage.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R40 and R60 (Medium to High Density)
🔲 Overlays
Development Contribution Plan (DCP) for some areas.
🏗️ Development Hotspots
Areas surrounding Nollamara Shopping Centre and Des Penman Reserve.
The R40/R60 zoning means your neighbor could potentially build a multi-unit development, impacting your privacy and street parking.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Frequent bus services along Wanneroo Rd and Flinders St. Easy access to Mitchell Freeway.
🛍️ Amenity & Retail
Nollamara IGA and local shops provide essentials; Mirrabooka Square is 5 mins away for major retail.
🌲 Parks & Recreation
Des Penman Reserve is the standout, offering cricket, soccer, and lawn bowls facilities.
🏫 Schools
Nollamara Primary School and West Coast Steiner School are local options.
🏥 Healthcare
Close to several GP clinics and 10 mins from Joondalup Health Campus or Royal Perth Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A rapidly changing demographic with a significant increase in young professionals and a decrease in the traditional retiree base.
💵 Median Income
$82,500 pa
🏠 Ownership
35% owner-occupied, 65% renting or social housing
🎂 Age Profile
Median age 34
🎓 Education
Increasing percentage of tertiary-educated residents moving into new developments.
📊 Age Distribution
The high rental and young-adult population drives demand for modern, low-maintenance housing rather than large family backyards.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on small-scale private infill rather than major government infrastructure within the suburb itself.
📈 Positive Impacts
- Upgrades to Des Penman Reserve facilities.
- Ongoing refurbishment of the Nollamara Shopping Centre precinct.
- Improved bus frequency to support high-density living.
📉 Negative Impacts
- Increased traffic congestion on local feeder roads like Nollamara Ave.
- Loss of mature tree canopy due to site-coverage-heavy developments.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Yokine
Position
South
Price
25% more expensive
Lifestyle
More prestigious, better cafes, larger parks.
Best for
Established professionals and families.
📍Dianella
Position
East
Price
30% more expensive
Lifestyle
Larger blocks, quieter streets, family-oriented.
Best for
Upsizers and families.
📍Balcatta
Position
West
Price
15% more expensive
Lifestyle
Industrial/Residential mix, larger traditional homes.
Best for
Tradespeople and multi-generational families.
📍Mirrabooka
Position
North
Price
10% cheaper
Lifestyle
Major retail hub, higher social housing concentration.
Best for
Budget-conscious buyers and investors.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Belmont
WA
6.5/10
Similar distance to CBD, high-density infill, and historically industrial/working-class roots.
Cannington
WA
6.2/10
High-density zoning and strong rental demand near major transport corridors.
Westminster
WA
6.0/10
Directly adjacent with almost identical housing stock and demographic profile.
Sunshine
VIC
6.7/10
Gentrifying middle-ring suburb with a mix of old stock and new density.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the convenience and price but express frustration with parking and occasional petty crime.
★★★★☆
Value for money
I couldn't afford a house anywhere else this close to the city. My villa is modern and easy to lock-and-leave.
Affordability
Proximity
★★★☆☆
Overdevelopment
The suburb has changed so much. There are too many cars on the street now and it's hard to find a park.
Parking
Change
★★★★☆
Commute
The bus takes me straight to the terrace in 20 minutes. It's perfect for work.
Transport
★★★★★
Rental Yield
I've never had a vacancy longer than a week. The yields here are some of the best in Perth.
Yield
Demand
★★★☆☆
Safety
Great parks for the kids, but we did have our car broken into last year. You just need to be careful.
Parks
Crime
★★★★☆
Convenience
Everything I need is close by. The IGA is good and Mirrabooka is just up the road.
Convenience
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize villas at the front of a complex to avoid long shared driveways.
- Check the 'Street ID'—some streets are significantly better maintained than others.
- Look for R40/R60 properties with original houses if you want long-term land value.
- Visit the property at night to assess street parking and noise levels.
- Negotiate hard on villas that have been on the market for more than 30 days.
- Ensure the property has a high-quality security system already installed.
❓ Questions to Ask the Agent
- What is the ratio of owner-occupiers to renters in this specific complex?
- Are there any known issues with the strata management or common property?
- How many social housing properties are located on this specific street?
- What are the average electricity costs for this build type?
- Is there any planned development for the vacant lot nearby?
- Has the property had any history of break-ins or security issues?
- What is the visitor parking policy for this complex?
🏷️ Seller Strategy
- Highlight the proximity to the CBD and Osborne Park in all marketing.
- Ensure the driveway and common areas are spotless for villa sales.
- Professional photography is essential to stand out among many similar listings.
- Consider a short, sharp campaign to capitalize on the high rental demand.
- Address any security concerns upfront by installing sensor lights or cameras.
📣 Positioning Tips
Position the property as a 'strategic urban foothold' for first-home buyers or a 'high-yield cash cow' for investors.
💼 Investment Case
High-yield, low-vacancy play with moderate capital growth.
⚠️ Investment Risks
High competition among similar rental stock and potential for social issues in certain pockets.
📈 Action Plan
- Target 3x2 villas built after 2010 for maximum depreciation.
- Avoid properties directly adjacent to large social housing complexes.
- Ensure the property has air conditioning in all bedrooms to attract premium tenants.
- Set rent slightly below peak to ensure 100% occupancy.
- Review property management every 12 months to ensure rent keeps pace with the market.
🔑 Renter Tips
- Be ready with your application; properties lease within days.
- Check the parking situation—many villas only have one allocated bay.
- Look for properties near the 970 or 380 bus routes for the best CBD access.
🏘️ What Renters Love Here
Affordable modern living close to the city.
⚠️ Renter Watch-Outs
Limited visitor parking and noise from neighbors in high-density blocks.
🏢 Landlord Strategy
- Maintain the gardens to ensure the property doesn't look 'run down'.
- Respond to maintenance requests quickly to retain good tenants.
- Consider allowing pets to increase your applicant pool by 40%.
📋 Compliance & Management
Ensure all RCDs and smoke alarms are compliant with WA legislation before every new lease.
🤝 Agent Insights
- Buyers are increasingly sensitive to the 'feel' of the street, not just the house.
- The $500k-$600k villa bracket is the most active segment.
- FIFO workers are a significant and growing buyer/tenant demographic.
🎯 Marketing Angles
Focus on 'The 10km Circle' and 'Modern Low-Maintenance Living'.
👤 Target Buyer Profile
First-home buyers (25-35), interstate investors, and downsizers from larger northern suburbs.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify zoning (R40 vs R60) and potential for future neighbor developments.
✓
Check for asbestos in any property built before 1990.
✓
Review the Strata Company minutes for the last 2 years.
✓
Conduct a building and pest inspection focusing on structural cracks in newer villas.
✓
Check the WA Police crime map for the specific street block.
✓
Confirm the school catchment zone for Dianella Secondary College.
✓
Measure the garage/carport to ensure it fits a modern SUV.
✓
Check for any easements or encumbrances on the land title.
✓
Assess the quality of the 'battle-axe' driveway drainage.
✓
Verify the distance to the nearest high-frequency bus stop.
✓
Check the NBN connection type (FTTP is preferred).
✓
Review the City of Stirling's local planning scheme for any upcoming changes.
📚 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 2026-03-05. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
