Heathridge vs IlukaTwo Perth suburbs compared for a home loan
Heathridge (WA 6027) is approximately 24 km north of the Perth CBD, east of Mullaloo. Iluka (WA 6028) is approximately 30 km north of the Perth CBD, on the coast at Beaumaris. At the 2021 Census, Heathridge had 6,898 residents with a median age of 36, and Iluka had 5,669 residents with a median age of 46.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 0% of occupied dwellings in Heathridge and 1% in Iluka, while 24% of Heathridge households rented compared with 8% in Iluka. These differences matter for finance, because lenders assess apartments, strata buildings and houses on land differently.
Both suburbs are in the same state, so transfer duty is calculated on the same scale and the difference in upfront cost comes from the purchase price. The panel below applies that scale, and an estimate of lenders mortgage insurance, to the prices you enter.
WA 6027 · Northern suburbs of Perth
Heathridge
Heathridge is a northern Perth suburb named for its sand ridge heathland, developed from the 1970s with a young population and no apartments.
City of Joondalup. Approximately 24 km north of the Perth CBD, east of Mullaloo.
Read the full Heathridge guideWA 6028 · Northern suburbs of Perth
Iluka
Iluka is a beachside northern Perth suburb with the corridor's highest household income, almost entirely four-bedroom homes and very few rentals.
City of Joondalup. Approximately 30 km north of the Perth CBD, on the coast at Beaumaris.
Read the full Iluka guide
What buying in Heathridge and Iluka would mean for the loan
The difference between two suburbs is usually a difference in price, and price drives the deposit, the transfer duty, any lenders mortgage insurance and the repayment. Enter the prices you are seeing and the panel works out each of those for Heathridge and Iluka.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
Enter a price for Heathridge to see the repayment, transfer duty and upfront cash.
Enter a price for Iluka to see the repayment, transfer duty and upfront cash.
Warning: The interest rate used here is an example only. It is not a comparison rate and is not a rate offered by any lender, and it does not include fees and charges. Different rates, terms, fees or loan amounts will give a different result.
Estimates only. Repayments assume a principal and interest loan at a constant rate, which is an assumption and not a current market rate. Transfer duty is indicative for established homes, first home buyer relief depends on eligibility, and upfront cash includes an allowance of $3,000 for conveyancing and inspections. Lenders mortgage insurance is an estimate and is added to the loan. A lender makes its own assessment.
Heathridge and Iluka: Census profile compared
Figures are from the 2021 Census, so rents, repayments and incomes have moved since. They are most useful for comparing one suburb with another and with Australia as a whole.
| Measure | Heathridge | Iluka |
|---|---|---|
| People and households | ||
| Residents | 6,898 | 5,669 |
| Median ageAustralia 38 | 36 | 46 |
| Average household sizeAustralia 2.5 | 2.5 | 3.0 |
| Median household income, weeklyAustralia $1,746 | $1,782 | $3,144 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $370 | $635 |
| Median mortgage repayment, monthlyAustralia $1,863 | $1,734 | $2,600 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 24% | 8% |
| Owned with a mortgageAustralia 35% | 49% | 53% |
| Owned outrightAustralia 31% | 26% | 38% |
| Types of home | ||
| Separate housesAustralia 72% | 92% | 98% |
| Townhouses, terraces and semi-detachedAustralia 13% | 8% | 1% |
| Flats and apartmentsAustralia 14% | 0% | 1% |
| Homes with two bedrooms or fewer | 3% | 5% |
| Homes with four bedrooms or more | 39% | 86% |
| Dwellings unoccupied on Census night | 6% | 3% |
Source: Australian Bureau of Statistics, 2021 Census (CC BY 4.0). Tenure shares exclude households that did not state their tenure. Dwelling shares are of occupied private dwellings.
Home loan considerations in Heathridge and Iluka
Lenders treat houses on land, townhouses and apartments differently, and some apply extra conditions to small apartments, high-density buildings or particular postcodes. These are the points each guide raises.
Heathridge
- First home buyers
- Investors
- Upgraders
- Outright ownership was only 25.8 per cent, so budgets are sensitive to changes in repayments.
- Renting at 23.8 per cent gives investors a deeper tenant pool than the southern end of the corridor.
- Remnant heathland in nearby reserves makes adjoining lots more likely to be designated bush fire prone.
- Western Australian contracts have no mandatory cooling-off period and no mandatory seller disclosure statement.
- Density coding that supports infill can materially affect the value of a smaller original lot.
Iluka
- Upgraders
- Downsizers
- Some lenders apply tighter maximum loan-to-value ratios to higher-value security at this price level.
- Building insurance for a coastal property can differ in price and terms, and lenders require cover at settlement.
- Only 7.8 per cent of households with a stated tenure rented, so the tenant pool is very thin for investors.
- Smaller stock is effectively unavailable, with only 24 flats and 16 townhouses recorded.
- The marine environment accelerates corrosion, which inspections and maintenance budgets should reflect.
Housing stock in Heathridge and Iluka compared
Heathridge
- Three-bedroom houses
- The dominant size at 1,486 dwellings counted at the 2021 Census, against 931 with four bedrooms.
- Detached homes from the 1970s
- Separate houses numbered 2,438 at the 2021 Census, 91.8 per cent of occupied homes.
- Townhouses
- Only 210 semi-detached or townhouse dwellings and three flats were counted at the 2021 Census.
Iluka
- Large four and five bedroom homes
- At the 2021 Census, 1,280 dwellings had four bedrooms and 302 had five or more, against only 160 with three.
- Detached coastal houses
- Separate houses numbered 1,803 at the 2021 Census, 97.7 per cent of occupied homes, one of the highest shares in the corridor.
- Flats and townhouses
- Only 24 flats and 16 semi-detached or townhouse dwellings were counted at the 2021 Census.
Official sale price and rent figures for Heathridge and Iluka
Only figures published free of charge by a government agency are shown. Where none is published the space is left empty rather than filled with an estimate. Each guide charts the full series.
Heathridge
No government agency publishes a free median sale price or rent series for Heathridge, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Iluka
No government agency publishes a free median sale price or rent series for Iluka, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Transport, schools and amenities in Heathridge and Iluka
Heathridge
Transport
- Edgewater Station (train)
- Joondalup Station (train)
- Transperth buses (bus)
- Mitchell Freeway (road)
- Ocean Reef Road (road)
Amenities
- Lakeside Joondalup
- Heathridge local shops
- Heathridge Park
Iluka
Transport
- Currambine Station (train)
- Joondalup Station (train)
- Transperth buses (bus)
- Marmion Avenue (road)
- Mitchell Freeway (road)
Amenities
- Beaumaris Beach
- Iluka Sports Complex
- Lakeside Joondalup
School listings show name, level and sector only. Enrolment areas change, so confirm eligibility for a specific address with the school or the Western Australia education department.
Compare Heathridge or Iluka with another suburb
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Request a free assessment: Heathridge or Iluka
An accredited mortgage broker can check your borrowing power against prices in Heathridge and Iluka, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.