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ABS 2021 Census · Updated 21 May 2026
North Beach is a well-established middle-ring suburb of Perth, Australia, with a population of approximately 3,689, making it a boutique locality. Located approximately 14 km from the Perth CBD, North Beach is a middle ring area in Western Australia. The median household income is $110,448 per year.
North Beach benefits from a high-income resident base, supporting premium property pricing. Close CBD access strengthens tenant appeal and resale value.
Official Australia Post postcode for North Beach. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near North Beach on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
North Beach is a smaller community of 3,689 — about 66% of the Western Australia suburb median (5,605) — so investors should factor in the narrower buyer pool and longer average time-on-market. Households here earn $110,448/year on average — 11% above the WA suburb median of $99,736 — a modest premium that supports resilient owner-occupier demand. Median rent of $380/week (~$1,647/month) covers only 65% of the median mortgage of $2,541/month — the remaining $894/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. 14 km from Perth places North Beach in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs. Only 56% of dwellings are separate houses (vs 79% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. Local rents consume roughly 18% of household income — a useful sanity check on tenant affordability.
How North Beach stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean North Beach sits above the state median; negative means below.
| Metric | North Beach | WA median | Δ vs state |
|---|---|---|---|
| Population | 3,689 | 5,605 | -34% |
| Median household income | $110,448/yr | $99,736/yr | +11% |
| Median rent (weekly) | $380 | $350 | +9% |
| Median mortgage (monthly) | $2,541 | $1,902 | +34% |
| Distance to CBD | 14 km | 20 km | -30% |
| Separate houses | 56% | 79% | -23pp |
Pre-inspection briefing for North Beach — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: North Beach's 3,689-person market and $110,448 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Moderate rental coverage: rent of $380/week covers 65% of a $2,541/month mortgage, leaving a $894/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 56% of dwellings are separate houses (vs 79% WA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a North Beach property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for North Beach are modest for 2026 — incomes 11% above the WA median of $99,736 and a population of 3,689 suggest gains will lag headline metro markets. Rental coverage runs at ~65% of the typical mortgage ($1,647/month rent vs $2,541/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 77/100 places North Beach in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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North Beach scores 77/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 3,689, median household income of $110,448/year and median weekly rent of $380. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in North Beach are proximity to Perth (14 km), an above-state-median household income of $110,448/year, a dwelling mix that is 56% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
North Beach has a usual resident population of approximately 3,689, compared with a Western Australia suburb median of 5,605 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
North Beach sits 14 km straight-line from the Perth CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $380 in North Beach, equating to approximately $19,760/year in gross rental income (state median $350/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in North Beach is $2,541, or approximately $30,492/year (vs $1,902/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $380 works out to $1,647/month, covering 65% of the median mortgage repayment of $2,541/month. That leaves a $894/month shortfall (around $10,728/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (3,689 residents), interest-rate sensitivity on the $2,541 median mortgage, the broader Western Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.