A foothills suburb that changes from one end to the other
Mount Richon is one of the more distinctive foothills suburbs in the Perth Hills. Long, narrow, and bound by Albany Highway and South Western Highway, it offers older established homes, larger half-acre blocks, valley outlooks, creekline properties, newer homes in Richon Heights, and convenient access to Armadale shops, schools and transport.
The key thing buyers and sellers need to understand: Mount Richon is not one single market.
It is best understood in three main sections — each with different buyers, different price points, and different marketing requirements:
1. Richon Heights — southern section, newer homes, half-acre to multi-acre blocks
2. Middle Mount Richon — north of Hillside Garden Village, established half-acre lifestyle
3. Northern Mount Richon — closer to Armadale, with a distinct east/west character split
Each pocket attracts different buyers, and needs to be priced and marketed differently.
Mount Richon market — right now
Past 6 months (May 2026):
Median sale price: $1,010,000
12-month median growth: +25.3%
5-year median growth: +122.5%
Average days on market: 17
Homes sold: 11
Homes currently for sale: 1
Source: CoreLogic RPData / PriceFinder
Mount Richon is currently one of the tightest property markets in the Perth Hills. With just one home currently available for sale and properties moving in an average of 17 days, sellers are operating in an extreme low-supply environment.
Median values are up +25.3% over the past 12 months and have more than doubled (+122.5%) over the past five years.
Recent sales have ranged from $573,000 for a smaller-block property up to $1,557,500 for a 2,506m2 home on Talus Drive — a spread that reflects how dramatically Mount Richon changes from pocket to pocket.
Where Mount Richon sits
Mount Richon sits along the foothills near Armadale, positioned between Albany Highway and South Western Highway. The location gives buyers access to the Perth Hills lifestyle while remaining close to everyday services.
Key location points:
Albany HighwaySouth Western Highway
Armadale Shopping Centre
Armadale train station
Pioneer Village School
Armadale Primary School
Armadale Senior High School
Bedfordale Hill Road
Hillside Garden Village
Access to surrounding suburbs including Armadale, Mount Nasura, Bedfordale and Roleystone, Mount Richon works well for buyers who want a Hills feel without being disconnected from schools, shops, transport and services.
Understanding Mount Richon’s different pockets
Because of its long, narrow shape and changing elevation, properties in Mount Richon vary significantly depending on where they sit.
Some homes are older and closer to Armadale’s shops and transport. Others sit on larger half-acre blocks with views, creekline outlooks and a stronger lifestyle feel. In the southern pocket of Richon Heights, some properties sit on two and three-acre parcels.
This is why suburb averages do not tell the full story in Mount Richon. A home on a smaller block closer to Armadale should not be compared directly with a half-acre hillside home or a larger Richon Heights property with views.
1. Richon Heights — southern Mount Richon
The far southern section of Mount Richon, south of Hillside Garden Village, is commonly known as Richon Heights.
Homes here are generally newer, and many sit on half-acre blocks. Some properties around Cooliabberra Drive sit on two and three-acre parcels. The pocket has strong lifestyle appeal because of its block sizes, setting and outlook — some homes enjoy views south across the hills, while others capture views west across the coastal plain with stunning sunsets.
Marketing angle: space, outlook, sunsets, Hills lifestyle.
2. Middle Mount Richon — north of Hillside Garden Village
The middle section of Mount Richon sits north of Hillside Garden Village and runs through toward Bedfordale Hill Road.
This area still includes many half-acre blocks and larger homes, giving it strong appeal for buyers who want space without moving too far from Armadale and surrounding amenities.
Compared with the northern section closer to town, this middle pocket has more of a lifestyle feel while remaining practical. Marketing angle: usable half-acre land, larger homes, balance of lifestyle and convenience.
3. Northern Mount Richon — closer to Armadale
The northern section of Mount Richon is different again. It is closer to Armadale Shopping Centre, Armadale train station and surrounding schools — generally more practical and convenient for buyers who want walkability.
Within this northern section, there are two distinct sides:
Western / Armadale side — older homes on generally smaller blocks. The major advantage is convenience: within walking distance of Armadale Shopping Centre, Armadale train station, Armadale Primary School and Armadale Senior High School. This pocket appeals to buyers who value location, access and established value.
Eastern side / creekline and valley views — half-acre blocks with a stronger lifestyle feel. Some properties have wonderful valley views, others back onto a creekline. Still within walking distance of Pioneer Village School, Armadale Primary School and Armadale Senior High School. One of Mount Richon’s strongest pockets because it combines lifestyle, school access and convenience.
Richon offers half-acre blocks, valley views and creekline properties within reach of local schools.
Who buys in Mount Richon
Mount Richon attracts a wide range of buyers because each pocket offers something different:
Families and upsizers wanting half-acre space
Buyers chasing views, sunsets or creekline outlooks
Buyers priced out of Bedfordale or Roleystone
Renovators looking at older northern homes
Professional couples wanting walkability to Armadale Lifestyle buyers wanting space without isolation
The buyer for an older Armadale-side home is not the same buyer chasing a Richon Heights property with views.
Marketing the right property to the right buyer pool is the difference between a strong result and an underwhelming one.
Schools and education
Mount Richon is well placed for local schooling, particularly in the northern section.
Nearby schools include:
Pioneer Village School
Armadale Primary School
Armadale Senior High School
The eastern side of the northern section is especially well positioned for families wanting school access while enjoying a larger-block lifestyle.
Selling in Mount Richon — pocket-by-pocket strategy
Selling in Mount Richon requires proper local positioning. The right marketing angle depends entirely on which pocket the property belongs to:
A Richon Heights home is typically marketed around larger blocks, newer homes, views and sunset lifestyle.
A middle Mount Richon home is positioned around half-acre space, larger homes and lifestyle convenience.
A northern, western home (closer to Armadale) is marketed around walkability, schools, shops and transport.
An eastern northern home is marketed around valley views, creekline setting, half-acre blocks and school access.
Use the wrong angle and the property can be undersold, misunderstood or compared against the wrong homes.
Why work with Naked Real Estate
Experience matters in any market. The wrong choice of agent can cost you thousands — so why risk your biggest asset?
Brendan Leahy has been selling property throughout the Perth Hills since 2002. He founded his own agency in 2006 and rebranded to Naked Real Estate in 2012, with a continued focus on Bedfordale, Kelmscott, Roleystone, Mount Nasura, Mount Richon and Seville Grove.
With over 1,503 personal home sales and more than $760 million in total sales value across his career — and named 2023 Agency of the Year for Bedfordale, Kelmscott and Mount Nasura — Brendan brings genuine local experience to a market where property differences can vary enormously from one street to the next.
In Mount Richon, local knowledge matters. Understanding the different precincts, buyer types, land usability and lifestyle appeal can make a significant difference when it comes to both pricing and marketing strategy.
Truth. Strategy. Sold.
Thinking of selling in Mount Richon?
Speak with Brendan Leahy at Naked Real Estate for direct, practical advice on where your property sits in today’s market.
Brendan Leahy 0439 998 867 brendan@nakedrealestate.com.au
Unit 1/198 Brookton Highway, Kelmscott WA 6111
