Nollamara vs Osborne ParkTwo Perth suburbs compared for a home loan
Nollamara (WA 6061) is approximately 9 km north of the Perth CBD, west of Mirrabooka. Osborne Park (WA 6017) is approximately 7 km north-west of the Perth CBD, between Herdsman Lake and Main Street. At the 2021 Census, Nollamara had 12,779 residents with a median age of 34, and Osborne Park had 4,463 residents with a median age of 34.
In both suburbs the most common occupied dwelling was townhouses and terraces. Flats and apartments made up 0% of occupied dwellings in Nollamara and 24% in Osborne Park, while 47% of Nollamara households rented compared with 55% in Osborne Park. 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 6061 · Northern suburbs of Perth
Nollamara
Nollamara is a City of Stirling suburb from the State Housing Commission's Mirrabooka Project, now majority townhouses after sustained redevelopment.
City of Stirling. Approximately 9 km north of the Perth CBD, west of Mirrabooka.
Read the full Nollamara guideWA 6017 · Inner northern suburbs of Perth
Osborne Park
Osborne Park is an inner-northern Perth suburb split between two councils, where only 17.6 per cent of homes are houses and 55 per cent of households rent.
City of Stirling and City of Vincent. Approximately 7 km north-west of the Perth CBD, between Herdsman Lake and Main Street.
Read the full Osborne Park guide
What buying in Nollamara and Osborne Park 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 Nollamara and Osborne Park.
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 Nollamara to see the repayment, transfer duty and upfront cash.
Enter a price for Osborne Park 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.
Nollamara and Osborne Park: 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 | Nollamara | Osborne Park |
|---|---|---|
| People and households | ||
| Residents | 12,779 | 4,463 |
| Median ageAustralia 38 | 34 | 34 |
| Average household sizeAustralia 2.5 | 2.2 | 1.9 |
| Median household income, weeklyAustralia $1,746 | $1,492 | $1,478 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $340 | $290 |
| Median mortgage repayment, monthlyAustralia $1,863 | $1,582 | $1,546 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 47% | 55% |
| Owned with a mortgageAustralia 35% | 33% | 26% |
| Owned outrightAustralia 31% | 19% | 18% |
| Types of home | ||
| Separate housesAustralia 72% | 47% | 18% |
| Townhouses, terraces and semi-detachedAustralia 13% | 53% | 58% |
| Flats and apartmentsAustralia 14% | 0% | 24% |
| Homes with two bedrooms or fewer | 16% | 59% |
| Homes with four bedrooms or more | 7% | 6% |
| Dwellings unoccupied on Census night | 8% | 9% |
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 Nollamara and Osborne Park
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.
Nollamara
- First home buyers
- Investors
- Upgraders
- Some lenders apply a lower maximum loan-to-value ratio where former public housing is concentrated.
- Strata levies on the majority townhouse stock are counted in serviceability assessments.
- A remaining undeveloped lot is valued partly as development land rather than purely as a home.
- Continuing new townhouse supply competes with established stock, which a valuer takes into account.
- Western Australian contracts have no mandatory cooling-off period and no mandatory seller disclosure statement.
Osborne Park
- Investors
- First home buyers
- Downsizers
- One and two bedroom dwellings dominate, and many sit near or below lenders' minimum internal floor areas.
- The suburb lies in two council areas, so confirm which council applies for rates, planning and approvals.
- Apartments adjoining commercial premises may be treated as mixed-use security with a lower maximum loan-to-value ratio.
- Renting at 55.0 per cent means most purchases are investment lending, assessed on different terms.
- Former market garden land on peaty soil can raise ground condition and fill history questions.
Housing stock in Nollamara and Osborne Park compared
Nollamara
- Townhouses and villa units
- The majority form at 2,805 dwellings, or 52.7 per cent of occupied homes at the 2021 Census.
- Original detached houses
- Separate houses numbered 2,497 at the 2021 Census, 46.9 per cent of occupied homes, many on subdividable lots.
- Three-bedroom homes
- Overwhelmingly dominant at 3,995 dwellings counted at the 2021 Census.
Osborne Park
- Townhouses and villa units
- The dominant form at 1,228 dwellings, or 57.9 per cent of occupied homes at the 2021 Census.
- Apartments
- The 515 flats counted at the 2021 Census, 24.3 per cent of occupied homes, well above the national 14.2 per cent.
- Small dwellings
- At the 2021 Census, 954 dwellings had two bedrooms and 292 had one, so much of the stock is compact.
Official sale price and rent figures for Nollamara and Osborne Park
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.
Nollamara
No government agency publishes a free median sale price or rent series for Nollamara, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Osborne Park
No government agency publishes a free median sale price or rent series for Osborne Park, 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 Nollamara and Osborne Park
Nollamara
Transport
- Stirling Station (train)
- Glendalough Station (train)
- Transperth buses (bus)
- Wanneroo Road (road)
Amenities
- Des Penman Reserve
- Nollamara local shops
- Mirrabooka Square
Osborne Park
Transport
- Glendalough Station (train)
- Stirling Station (train)
- Transperth buses (bus)
- Mitchell Freeway (road)
Amenities
- Herdsman Lake
- Main Street commercial precinct
- Osborne Park light industrial area
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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Request a free assessment: Nollamara or Osborne Park
An accredited mortgage broker can check your borrowing power against prices in Nollamara and Osborne Park, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.