The Independent Building Podcast: Featuring Linda and Jay

Linda Noble and Jay Dass from Noble Avenue Real Estate were recently invited onto The Independent Building Podcast to break down what’s actually happening across Perth’s northern coastal suburbs, from Hillarys, Sorrento and Mullaloo, to Iluka, Ocean Reef and Burns Beach.

And while demand is still incredibly strong, the discussion revealed something more important than price trends:

The buyers and sellers who succeed in 2026 are the ones who prepare and adapt, rather than react.

Below are the biggest takeaways for coastal homeowners and buyers right now.

Buyers are spending more, faster, and not always on the right home

Competition isn’t just strong. It’s changing buyer psychology.

Buyers who miss out repeatedly are stretching their budgets, expanding suburb choices and buying sooner to secure a home. Many are also buying the wrong house just to get into the market then selling again a few months later.

To avoid this, Jay recommends the “7/10 Rule”:

If a property hits 7 of your 10 must-have features, it’s worth serious consideration.
Not perfection. Not compromise. Smart alignment.

This protects buyers from burnout and emotional decision-making.

Suburb loyalty is fading, value and lifestyle are winning

In previous years, buyers were tightly fixated on a single suburb. That’s shifted.

Today:

• Iluka and Burns Beach continue to sit in premium territory

• Hillarys is in the ~$1.4m range, with pockets such as Harbour Rise far higher from $2 Million

• Prices in Mullaloo and Carine have surged

• Buyers are more flexible, as long as lifestyle boxes are ticked

For many buyers:

It’s less about one suburb, and more about coastal living, schools, lifestyle and the right layout.

Presentation has become a non-negotiable for sellers

This was one of the strongest themes in the conversation.

Homes that photograph, smell, flow and feel amazing are outperforming similar properties that simply appear “lived in.”

That means:

• paint

• flooring

• styling

• gardens

• facade impact

• scent & temperature

• lighting

Small changes are delivering big results.

Paint remains the highest return-on-investment upgrade.
It feels new, photographs beautifully and instantly lifts dated interiors.

And coastal homes benefit more than most from upgrades to alfresco spaces, decking, pool areas and outdoor kitchens, because buyers are purchasing lifestyle.

Pricing and transparency matter just as much as presentation

A lot of sellers worry about whether to put a price online.

The truth is this:

Speed isn’t always the goal, competition is.

The strongest campaigns:

• allow buyers time to view the property

• provide guidance when asked

• create a transparent bidding environment

• build buyer confidence

There’s a subtle balance between not pricing too early (and underselling) and avoiding an opaque “guessing game” for buyers. Strategy wins.

Where $10,000 goes the furthest

Linda and Jay shared the smartest places to invest pre-sale:

• Paint

• Outdoor entertaining areas and gardens

• Modern styling and decluttering

These upgrades consistently elevate the buyer experience and return value.

Final takeaway

Perth’s coastal market isn’t slowing. It’s maturing.

• Buyers are more confident, more prepared and moving fast.

• Sellers succeed when they style, prepare and run a structured campaign.

• Transparent pricing, clear communication and lifestyle presentation are outperforming “sell it quickly” approaches.

Whether you’re buying or selling, strategy is the difference between a fast sale and a premium sale.

Thinking about your next move?

If you’re planning a change in Perth northern coastal suburbs our team would love to guide you through your next steps with confidence.