Burns Beach is a prized coastal suburb in Perth’s north, renowned for its beautiful beaches and upscale residential estates. Located approximately 28 km north of the Perth CBD, as detailed in the REIWA Suburb Profile, in the City of Joondalup, Burns Beach offers a tranquil seaside lifestyle that appeals to families, professionals, and retirees seeking a blend of luxury and nature. Originally a small coastal fishing spot, Burns Beach has transformed over the past two decades into an affluent suburb marked by modern homes, manicured parks, and pedestrian-friendly waterfront paths. With a population of about 3,377 residents, it remains a tight-knit community where evening strolls along the Burns Beach foreshore and sunset picnics are part of everyday life.
Lifestyle and Amenities: Living in Burns Beach means being surrounded by sun, surf, and parkland. The suburb’s coastline features clean white sands and a scenic boardwalk/trail that connects to neighbouring Iluka and beyond, popular for walking, jogging, and cycling while enjoying panoramic ocean views. A highlight of the community is the Burns Beach Café, a local favourite where residents gather for coffee or weekend breakfasts overlooking the water. Although Burns Beach itself is primarily residential, it’s just minutes from major amenities—the large Currambine Central shopping centre (with supermarkets, eateries, a cinema) is a 5-minute drive, and the even bigger Joondalup City Centre (with Lakeside Joondalup mall, hospital, university, etc.) is about 10 minutes away.
Families in Burns Beach benefit from the newly built Burns Beach Primary School, which opened in 2022 to serve the growing community, as highlighted by the WA Government announcement. They also appreciate proximity to quality high schools in nearby suburbs. Numerous parks are woven through the suburb, such as Bramston Park (with sports facilities and a community center) and smaller green spaces offering playgrounds and open areas for children and pets.
Overall, Burns Beach offers a relaxed, coastal lifestyle with a strong community feel—residents often meet at the beach, whether it’s for a morning swim, walking the dog at dusk, or attending local “sunset markets” that occasionally pop up.
The Burns Beach property market has been performing exceptionally well, buoyed by high demand for coastal living and limited supply of new homes. As of mid-2025, the median house price in Burns Beach is approximately $1.44 million, according to the REIWA Suburb Profile. This reflects robust annual growth of about 28–29% in the median value, one of the stronger performances in Perth’s northern corridor. In fact, Burns Beach is now firmly a “million-dollar suburb,” having joined Perth’s elite coastal property ranks. Over the past 12 months, around 70 houses were sold in Burns Beach, indicating healthy turnover in what is a relatively small suburb, as noted by realestate.com.au. Buyer demand has been extraordinarily high—by some measures, buyer interest (views per listing) jumped over 50% year-on-year, signaling intense competition for properties.
Burns Beach predominantly consists of modern detached houses, many of which are large four or five-bedroom homes on mid-sized lots (450–600 m²) built in the 2000s and 2010s as part of the master-planned Burns Beach Estate. These homes often feature contemporary designs, open-plan layouts, and alfresco areas to enjoy ocean breezes. A significant portion of properties boast ocean views or are within a short walk of the beach, which is a key value driver. There are relatively few units or townhouses in Burns Beach (most higher-density development in the area is focused in nearby Clarkson or Joondalup). Thus, the median price largely reflects house values. Breaking down the median: 4-bedroom houses—the most common in Burns Beach—have a median around $1.42M, according to REIWA, while some 3-bedroom cottage-style homes median about $1.25M. Entry-level pricing in mid-2025 for a standard 4×2 family home is in the $1.2M+ range, whereas premium two-story homes on prime lots near the ocean can fetch well above $1.7M.
Burns Beach has seen double-digit price growth annually for several years, and FY2024-2025 continued that trend with approximately 15–30% gains, depending on the source. The demand is fueled by buyers seeking coastal lifestyle without going as far as Yanchep or Alkimos, as well as upgraders from within the Joondalup area wanting a newer home by the sea. Another factor is scarcity—Burns Beach is a relatively small area and much of it has already been developed; thus, listings are limited. Homes here tend to sell quickly and often at strong prices. It’s not uncommon to see multiple offers on well-presented properties, especially those with unique ocean panoramas or adjacent to parkland. In fact, realestate.com.au noted that buyer demand in Burns Beach jumped around 56% over the year, suggesting far more people are looking than there are homes available.
While Burns Beach is primarily owner-occupier focused, the rental market is also robust. The median rent is approximately $1,202 per week for houses, reflecting the large, high-end nature of many homes (often rentals here are executive-style homes), according to REIWA. This median rent has grown about 9% in the past year. Rental yields are moderate (around 4% for houses) given the high property values, but investors are attracted by the suburb’s capital growth and affluent tenant profile—tenants are often corporate families or relocating professionals willing to pay a premium for a coastal home. With very low rental vacancy rates in Perth’s north, Burns Beach landlords are seeing strong interest; properties for rent typically lease out quickly despite the high rent levels.
In summary, Burns Beach’s real estate market in 2025 is buoyant and competitive. It combines luxury coastal living with suburban convenience, making it one of Perth’s most desirable locales. Buyers are advised to act decisively when a property comes up, and sellers are benefiting from the current seller’s market, often achieving record prices for the area.
Though Burns Beach is a relatively new suburb, there are some notable projects and plans enhancing its appeal further:
The City of Joondalup has been planning an exciting upgrade to the Burns Beach foreshore amenities, often referred to as the coastal node project. Announced in 2024, this project includes constructing a two-storey café/restaurant overlooking the ocean, new public toilets and change rooms, a nature-themed playground, additional parking, picnic shelters, BBQ areas, and general landscaping improvements, detailed by the City of Joondalup. It’s an eagerly anticipated development designed to make the most of the beautiful beachfront and to create a community focal point. Environmental and heritage assessments are underway (given the presence of some protected coastal vegetation), with further site works expected after approvals. Once completed, likely in the next couple of years, Burns Beach residents will enjoy a vibrant dining and recreational hub right on their doorstep—perfect for socializing and relaxed beach days. This project will also likely boost property desirability (and values), as proximity to the “Burns Beach café strip” becomes a selling point akin to what Hillarys or Mindarie offer.
A significant boost for young families, Burns Beach Primary School opened its doors in early 2022. This state-of-the-art public school was built to serve the growing community and offers Kindergarten to Year 6 education. Having a local primary school in the suburb has increased convenience for parents and is attracting more families with young children to move into the area. The school’s establishment has essentially completed the key social infrastructure for the suburb (joining the existing Bramston Park community sporting facility). For secondary schooling, Burns Beach falls into desirable catchments like Kinross College (lower secondary) and Mindarie Senior College or Ocean Reef Senior High, which themselves are benefitting from upgrades—Ocean Reef SHS is undergoing a significant expansion. All these educational facilities add to Burns Beach’s family-friendly appeal.
Burns Beach is well connected via road—Marmion Avenue forms its eastern boundary, and the suburb is just a couple of minutes from the terminus of the Mitchell Freeway (extended to Hester Avenue a few years ago). In terms of public transport, the nearest train station is Currambine Station, about 4 km away, on the Joondalup Line. Many Burns Beach residents drive or cycle to Currambine Station for a rail commute to Perth. There are also Transperth bus services running through Burns Beach, connecting to Joondalup. A major regional development benefiting Burns Beach and surrounds is the METRONET Yanchep Rail Extension, which opened in late 2023 and extended the Joondalup train line north to new stations in Alkimos, Eglinton, and Yanchep. While these stations are further north of Burns Beach, the project reduces traffic pressure on Marmion Ave/Mitchell Fwy by providing northern residents with a rail option, indirectly easing peak congestion for Burns Beach commuters. Additionally, residents look forward to proposed Mitchell Freeway “smart freeway” upgrades, which will improve traffic flow southbound in coming years.
Just a short drive south of Burns Beach, the massive Ocean Reef Marina development is underway. This multi million project (in the neighbouring suburb of Ocean Reef, 5 km south) will include a world-class marina with boat moorings, waterfront restaurants and shops, apartments and housing, plus public amenities like an ocean-side park and Perth’s first ocean pool. Key milestones are being reached—the marina’s breakwaters are completed and the first boating facilities are expected to open by mid-2025, with the beach and parkland area to follow in 2026. Once fully realized (staged into the late 2020s), this marina will become a major lifestyle attraction for all coastal residents. For Burns Beach homeowners, it means high-end dining, retail, and leisure options just minutes away, likely boosting the area’s profile. Already, the prospect of the marina has been cited by real estate commentators as a factor enhancing property values in surrounding suburbs by offering a “mini-Hillarys Harbour” experience closer to home.
Overall, Burns Beach’s future looks bright. With the coastal node development bringing new conveniences, top-notch schooling in place, and regional projects like Ocean Reef Marina and improved transport benefiting residents, the suburb is well-positioned to remain one of Perth’s most sought-after coastal communities. These enhancements ensure that Burns Beach will not just maintain its lifestyle appeal but continue to elevate it, which in turn supports sustained demand for property.
Xceed Real Estate is uniquely suited to help you sell your Burns Beach property for an outstanding result. Our approach combines local expertise, premium service, and proven marketing strategies tailored for high-end coastal real estate:
Our sales consultants have extensive experience in Perth’s northern coastal belt—including Burns Beach, Iluka, and Mindarie. We understand the nuances of the luxury home market and what motivates buyers in this area. With our finger on the pulse of recent sales and buyer inquiries in Burns Beach, we provide accurate pricing advice and position your home to attract the right buyers. Trust our local team of experts who live and breathe real estate in coastal suburbs to guide you from day one.
Properties in Burns Beach are as unique as their ocean sunsets. We create a bespoke marketing plan that highlights your home’s best features—be it a panoramic ocean view, a gourmet kitchen, or proximity to the beach. Our marketing efforts include high-quality photography (including drone shots of the coastline), elegant brochures, 3D virtual tours, and featured listings on major portals targeting upscale buyers. We also utilize our strong social media following and database of qualified contacts looking for coastal homes. Every Xceed marketing campaign is rooted in the strategies outlined in our Selling Your Property guide and then customized to your property—ensuring maximum exposure locally and even interstate, as coastal WA properties draw interest nationwide.
At Xceed, we pride ourselves on delivering an award-winning real estate experience. Our commitment to excellence has been recognized within the industry (visit our awards page), but the greatest reward is our clients’ success. In Burns Beach, we have achieved record sales by leveraging negotiation expertise and creating competition among buyers. We handle every inquiry with professionalism and every open home with hospitality, often turning an interested buyer into a motivated one through our engagement. Our track record in premium suburbs means you can be confident in our ability to secure a top-dollar sale for you.
Selling a high-value home can be daunting, but Xceed makes the process transparent and stress-free. Your agent will keep you informed at every stage—providing feedback after inspections, updating you on market shifts, and advising on any offer strategies. We negotiate firmly on your behalf, always keeping your goals front and center. From listing to closing, you’ll have a dedicated Xceed professional by your side, ensuring no detail is overlooked—from contract conditions to settlement coordination.
With Xceed Real Estate, your Burns Beach property is in the hands of a team that truly values its uniqueness and will showcase it to the most qualified buyers. We combine the reach of a big agency with the personal touch of a boutique firm, meaning you get broad exposure and individual attention.
Request a Free Appraisal, and we’ll provide you with a comprehensive property report and marketing plan,
demonstrating how Xceed will make your Burns Beach sale a success.
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