Iluka vs MullalooTwo Perth suburbs compared for a home loan
Iluka (WA 6028) is approximately 30 km north of the Perth CBD, on the coast at Beaumaris. Mullaloo (WA 6027) is approximately 22 km north-north-west of the Perth CBD, on the Indian Ocean coast. At the 2021 Census, Iluka had 5,669 residents with a median age of 46, and Mullaloo had 6,190 residents with a median age of 41.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 1% of occupied dwellings in Iluka and 0% in Mullaloo, while 8% of Iluka households rented compared with 14% in Mullaloo. 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 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 guideWA 6027 · Northern coastal suburbs of Perth
Mullaloo
Mullaloo is an established beachside suburb in the City of Joondalup, with detached family houses, high owner-occupation and no train station.
City of Joondalup. Approximately 22 km north-north-west of the Perth CBD, on the Indian Ocean coast.
Read the full Mullaloo guide
What buying in Iluka and Mullaloo 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 Iluka and Mullaloo.
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 Iluka to see the repayment, transfer duty and upfront cash.
Enter a price for Mullaloo 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.
Iluka and Mullaloo: 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 | Iluka | Mullaloo |
|---|---|---|
| People and households | ||
| Residents | 5,669 | 6,190 |
| Median ageAustralia 38 | 46 | 41 |
| Average household sizeAustralia 2.5 | 3.0 | 2.8 |
| Median household income, weeklyAustralia $1,746 | $3,144 | $2,447 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $635 | $470 |
| Median mortgage repayment, monthlyAustralia $1,863 | $2,600 | $2,383 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 8% | 14% |
| Owned with a mortgageAustralia 35% | 53% | 48% |
| Owned outrightAustralia 31% | 38% | 37% |
| Types of home | ||
| Separate housesAustralia 72% | 98% | 95% |
| Townhouses, terraces and semi-detachedAustralia 13% | 1% | 5% |
| Flats and apartmentsAustralia 14% | 1% | 0% |
| Homes with two bedrooms or fewer | 5% | 3% |
| Homes with four bedrooms or more | 86% | 70% |
| Dwellings unoccupied on Census night | 3% | 6% |
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 Iluka and Mullaloo
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.
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.
Mullaloo
- Upgraders
- Downsizers
- Investors
- First home buyers
- Homes range from unrenovated originals to new ocean-view houses, so comparable sales can be few and valuations may vary.
- Knock-down rebuild and major renovation projects usually need a construction loan assessed against a fixed-price building contract.
- Upgraders selling another home may need bridging finance or an offer made subject to the sale of their existing property.
- Houses beside the foreshore reserve or bushland may be designated bushfire prone, which affects rebuilding cost and design.
- Western Australian contracts have no mandatory cooling-off period, so finance and inspection conditions need to be written into the offer.
- Transfer duty is a substantial upfront cost on higher-value homes and is generally paid from savings rather than borrowed.
Housing stock in Iluka and Mullaloo compared
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.
Mullaloo
- Original brick and tile houses
- Single-storey family homes built in the decades after subdivision began in 1959, many since renovated or extended.
- Large family homes and rebuilds
- Two-storey and rebuilt houses, some with ocean views; 1,213 dwellings had four bedrooms at the 2021 Census.
- Townhouses and villas
- Semi-detached, terrace and townhouse dwellings numbered only 104 at the 2021 Census, so smaller homes are scarce.
Official sale price and rent figures for Iluka and Mullaloo
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.
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.
Mullaloo
No government agency publishes a free median sale price or rent series for Mullaloo, 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 Iluka and Mullaloo
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
Mullaloo
Transport
- No train station in Mullaloo (train)
- Transperth routes 460, 461 and 462 (bus)
- Marmion Avenue (road)
- Ocean Reef Road (road)
Schools and campuses
- Mullaloo Heights Primary School (primary, government)
- Mullaloo Beach Primary School (primary, government)
- Ocean Reef Senior High School (Ocean Reef) (secondary, government)
- Belridge Secondary College (Beldon) (secondary, government)
- Prendiville Catholic College (Ocean Reef) (secondary, catholic)
- St Mark's Anglican Community School (Hillarys) (combined, independent)
Amenities
- Mullaloo Beach
- Tom Simpson Park
- Mullaloo Surf Life Saving Club
- Mullaloo Plaza
- Marmion Marine Park
- Joondalup Health Campus (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.
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