Con Paioff
2/54 Stewart Street, Scarborough, WA 6019
Offers From $1,150,000
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Open Saturday 6 June 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Scarborough — Whadjuk Noongar Country
Initially developed as a remote beach resort, Scarborough became a popular holiday destination in the early 20th century. Post-WWII saw a surge in permanent residential development, transforming it from a shack settlement into a suburban coastal hub.
A vibrant mix of high-rise apartments near the coast and quiet, leafy streets with a blend of mid-century bungalows and modern luxury builds further inland.
Overall Score
8.2
High-performing coastal suburb with excellent lifestyle appeal and strong capital growth history.
Aboriginal Name
Mooro— "Refers to the tribal territory of the Mooro people, part of the Noongar nation"
Name Origin
Named after the English seaside resort of Scarborough in North Yorkshire by early developer Patrick White in 1885.
Established
Gazetted 1885
Surf Culture
Home to one of Perth's most iconic surf breaks and the historic Scarborough Surf Life Saving Club.
Redevelopment
Subject to a $100m+ foreshore revitalisation project completed by DevelopmentWA.
Geothermal Pool
Features the Scarborough Beach Pool, a world-class geothermally heated outdoor swimming facility.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.5
Strong buyer competition persists due to limited stock and Perth's broader market pressure.
Amenity
9.2
Exceptional beach access, dining, and the newly upgraded Karrinyup Shopping Centre nearby.
Schools
7.5
Solid local primary schools; however, secondary catchment pressure remains a consideration.
Transport
6.8
Good road access via West Coast Highway, but public transport relies heavily on bus feeders to Glendalough station.
Risk Profile
6.5
Exposure to coastal erosion and high-density planning changes near the beachfront.
Liveability
8.8
Exceptional lifestyle for active professionals and families who value the ocean.
Demographics
7.8
A shifting mix of young professionals, downsizers, and established families.
Rental Demand
9.0
Extremely high demand for short-term and long-term rentals given the coastal location.
Growth Potential
8.0
Continued demand for coastal land keeps values high, though apartment supply is increasing.
Affordability
4.5
Well above the Perth metropolitan median, making it inaccessible for many first-home buyers.
Crime & Safety
6.2
Nightlife precinct can lead to localized anti-social behavior on weekends.
Walkability
8.5
Highly walkable near the foreshore, though hilly terrain can be a factor further inland.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,285,000
Strong 12-month growth
Median Unit
$645,000
High demand for villas
Vacancy Rate
0.7%
Critically undersupplied
Coastline
1.8km
Direct beach frontage
Family Ratio
38%
Growing family presence
CBD Distance
14km
Approx 20-25 min drive
✅ Key Advantages
- World-class beach and foreshore precinct with significant recent public investment.
- Proximity to the major Karrinyup Shopping Centre redevelopment.
- Strong rental yields and capital growth prospects compared to inland suburbs.
- Diverse housing stock ranging from entry-level apartments to luxury coastal homes.
- Active lifestyle with numerous parks, surf clubs, and outdoor fitness options.
⚠️ Key Watch-Outs
- Significant traffic congestion on West Coast Highway during peak hours and weekends.
- Noise and anti-social behavior associated with the beachfront entertainment precinct.
- Strict development controls and high-density zoning changes affecting views and privacy.
- Corrosive salt spray environment requiring higher property maintenance costs.
- Limited parking for residents in high-density areas near the Esplanade.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Urban
How this suburb feels day-to-day.
🏠 Property Types
Mix of high-rise apartments, 1970s villas, and modern multi-storey houses.
Dominant dwelling stock.
💰 Price Range
$550k (Units) – $4.5m+ (Beachfront Houses)
Typical entry to ceiling.
💡 Why It Matters
Scarborough is the primary high-density coastal node for Perth's northern suburbs. It offers a unique 'city-by-the-sea' vibe that is rare in Western Australia, making it a hedge against suburban sprawl.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,285,000
$1.1m – $3.5m
🏢 Unit Median
$645,000
$480k – $1.8m
📈 Price Trend
+11.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
House prices have decoupled from units due to land scarcity, while the unit market remains buoyant due to the 'lock-and-leave' lifestyle demand.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% above Perth metro median
Price comparison
📋 Income Ratio
9.4x average household income
Median price ÷ median income
💳 Gross Yield
4.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Scarborough is increasingly a 'lifestyle' purchase where buyers pay a premium for coastal proximity, often requiring dual high-income earners for house purchases.
🔥 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.
+14%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, FIFO workers, and lifestyle-seeking couples.
💼 Investor Outlook
Strong capital growth and low vacancy make it an attractive long-term hold. However, high strata fees in newer complexes can eat into net yields.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+11.4%
1-Year Growth
+38% cumulative
3-Year Growth
+53% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing Scarborough Redevelopment Area improvements.
- Spillover demand from more expensive neighbors like City Beach and Trigg.
- Perth's overall population growth and housing shortage.
- Modernization of older 1960s/70s housing stock.
⛔ Headwinds
- Rising interest rates impacting highly leveraged coastal buyers.
- Potential oversupply of apartments in the medium term.
- Coastal erosion mitigation costs for the local council.
🔮 5-Year Outlook
Expect continued outperformance of the Perth average as Scarborough cements its status as a primary lifestyle destination. Land-value-heavy properties will likely see the highest gains.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
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Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% above metro average for petty theft and anti-social behavior
Relative comparison
Risk Categories
Theft: Medium
Anti-social Behavior: Medium
Burglary: Low
📋 What to Check Locally
Focus on properties with secure parking and gated access, particularly if located within 500m of the Esplanade.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve coastal environmental factors and the impact of high-density zoning on local character and infrastructure capacity.
🌊 Flood Risk
Low risk, though localized flash flooding can occur at the base of steep dunes during extreme storms.
🔥 Bushfire Risk
Negligible risk for the majority of the suburb.
🏦 Insurance Impact
Higher premiums for beachfront properties due to salt spray damage and potential long-term sea-level rise considerations.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R30 to R80; Beachfront controlled by DevelopmentWA
🔲 Overlays
Scarborough Redevelopment Area, Coastal Hazard Risk Management and Adaptation Plan (CHRMAP)
🏗️ Development Hotspots
The Esplanade and West Coast Highway corridor.
Zoning is aggressive near the coast to support density, which can impact the 'view corridors' of existing properties.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Relies on bus routes (990) to Glendalough Station; West Coast Hwy is a major north-south artery.
🛍️ Amenity & Retail
Elite; features the Sunset Hill, skate park, climbing wall, and numerous cafes.
🌲 Parks & Recreation
Excellent; Abbett Park offers significant sporting facilities and green space.
🏫 Schools
Deanmore Primary and Scarborough Primary are well-regarded; Churchlands SHS catchment is a major draw for some pockets.
🏥 Healthcare
Well-served by local GPs and proximity to Osborne Park Hospital and private clinics in Karrinyup.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A youthful, active demographic with a high proportion of professionals and a growing number of affluent families.
💵 Median Income
$108,000 pa
🏠 Ownership
45% owner-occupied, 52% renting
🎂 Age Profile
Median age 35
🎓 Education
High; 38% hold a bachelor's degree or higher.
📊 Age Distribution
The high rental population supports investor activity, while the 25-44 age bracket drives the local cafe and fitness economy.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Ongoing implementation of the Scarborough Master Plan and various high-rise residential towers.
📈 Positive Impacts
- Increased local amenity and public space quality.
- Modernization of the retail and dining strip.
- Improved pedestrian safety in the foreshore core.
📉 Negative Impacts
- Increased traffic congestion and parking pressure.
- Loss of 'coastal village' feel for long-term residents.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Trigg
Position
North
Price
More expensive
Lifestyle
Quieter, more residential, premium surf spot.
Best for
Wealthy families and surf enthusiasts.
📍Doubleview
Position
East
Price
Slightly cheaper
Lifestyle
Elevated views, more traditional suburban feel.
Best for
Families wanting more land for their money.
📍City Beach
Position
South
Price
Significantly more expensive
Lifestyle
Large blocks, ultra-luxury homes, no high-rise.
Best for
High-net-worth individuals.
📍Karrinyup
Position
North-East
Price
Comparable
Lifestyle
Retail-centric, larger family blocks.
Best for
Families prioritizing shopping and schools.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Cottesloe
WA
8.5/10
Iconic beach status with a mix of heritage and new development.
Burleigh Heads
QLD
8.7/10
High-density coastal living with a strong surf culture and dining scene.
Cronulla
NSW
8.3/10
End-of-line coastal suburb with a mix of apartments and high-end houses.
Glenelg
SA
7.9/10
Primary high-density coastal tourism and residential node for the city.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the active, outdoor lifestyle and the convenience of the new foreshore, though many express frustration with traffic and the pace of high-rise development.
★★★★★
Lifestyle
Nothing beats waking up and walking to the beach for a surf before work. The new pool is a game changer.
Beach access
Amenity
★★★★☆
Social scene
Great bars and cafes, but the weekend traffic on West Coast Highway is a nightmare.
Dining
Traffic
★★★☆☆
Development
Too many high-rises going up. It's losing the coastal charm I moved here for 30 years ago.
Overdevelopment
Change
★★★★☆
Family friendly
The playgrounds and Abbett Park are fantastic for the kids, but finding a parking spot near the beach is impossible.
Parks
Parking
★★★★★
Investment
The rental demand is insane. I've never had a week of vacancy in three years.
Rental yield
Demand
★★★☆☆
Affordability
I love living here but the rents are getting out of control. Might have to move further inland.
Lifestyle
Rent cost
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'hill side' (east of the highway) for better views and less noise.
- Check for 'View Protection' covenants if buying a property with an ocean outlook.
- Look for older villas in small groups (3-4) for better land value ratios than high-rise apartments.
- Verify the school catchment boundaries as they can change with population pressure.
- Negotiate harder on properties with high strata fees or lack of secure parking.
❓ Questions to Ask the Agent
- Are there any planned high-rise developments that could impact the views or light of this property?
- What are the current strata fees and are there any special levies planned for building maintenance?
- Is the property located within the DevelopmentWA planning control area or the City of Stirling?
- Has the property been treated for coastal corrosion or salt damp recently?
- What is the specific school catchment for this street address?
- How many visitor parking bays are available in the complex?
- What is the history of the rental yield for this specific unit/house?
🏷️ Seller Strategy
- Highlight lifestyle features like proximity to specific beach access points or cafes.
- Ensure all coastal corrosion (rust on gates, salt damage to paint) is addressed before listing.
- Professional photography at 'golden hour' is essential for coastal properties.
- Target the 'downsized' market by emphasizing security and low maintenance.
- Be transparent about any upcoming strata levies or building works.
📣 Positioning Tips
Position the property as a 'lifestyle investment' that offers both immediate enjoyment and long-term scarcity value in a premier coastal precinct.
💼 Investment Case
Scarborough offers a high-growth, low-vacancy environment suitable for long-term wealth creation.
⚠️ Investment Risks
High entry costs and potential for high strata levies in newer complexes.
📈 Action Plan
- Target 2-bedroom villas with a courtyard for maximum tenant appeal.
- Avoid properties directly on West Coast Highway due to noise-related tenant turnover.
- Consider short-term rental potential (Airbnb) subject to council regulations.
- Focus on properties within 800m of the foreshore.
🔑 Renter Tips
- Have your application ready immediately; properties often lease after the first viewing.
- Look for older units slightly further from the beach for better value.
- Check for inclusive water/gas in older apartment blocks.
🏘️ What Renters Love Here
Unbeatable access to beach, fitness, and social life.
⚠️ Renter Watch-Outs
High competition and potential for significant annual rent increases.
🏢 Landlord Strategy
- Invest in high-quality air conditioning and security screens to attract premium tenants.
- Allow pets if possible, as there is a high demand from dog owners near the beach.
- Regularly maintain exterior surfaces to combat salt spray damage.
📋 Compliance & Management
Ensure all pool fencing and smoke alarm requirements meet WA state standards, especially for older coastal villas.
🤝 Agent Insights
- Stock levels remain tight, leading to 'off-market' transactions for premium homes.
- Buyers are increasingly wary of high-density developments blocking their views.
🎯 Marketing Angles
The '15-minute lifestyle' where everything from surf to high-end retail is within a short radius.
👤 Target Buyer Profile
Young professional couples, active downsizers, and interstate investors.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the City of Stirling Coastal Hazard Risk Management and Adaptation Plan (CHRMAP).
✓
Conduct a thorough building inspection focusing on structural integrity and salt-related decay.
✓
Check the Strata Company minutes for the last 3 years (if applicable).
✓
Verify the property's zoning and potential for future subdivision or development.
✓
Assess the noise levels at different times of the day, especially on weekends.
✓
Confirm the presence of any asbestos in properties built before 1990.
✓
Check for any unapproved structures or renovations, common in older coastal homes.
✓
Review the local parking restrictions and resident permit availability.
✓
Investigate the proximity to the nearest bus routes and frequency of service.
✓
Analyze the recent sales of comparable properties within a 500m radius.
✓
Check the NBN connection type and typical speeds for the area.
✓
Verify the land tax and council rate obligations for the current financial year.
📚 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 March 2026 and is intended for informational purposes only. It does not constitute financial or investment advice. Buyers should conduct their own independent research and seek professional advice before making any property purchase.
