diff --git a/src/runtime/proxy-component.ts b/src/runtime/proxy-component.ts
index e9a916b6d9e..d3e276d7dd7 100644
--- a/src/runtime/proxy-component.ts
+++ b/src/runtime/proxy-component.ts
@@ -2,7 +2,7 @@ import type * as d from '../declarations';
 import { BUILD } from '@app-data';
 import { consoleDevWarn, getHostRef, plt } from '@platform';
 import { getValue, setValue } from './set-value';
-import { MEMBER_FLAGS } from '../utils/constants';
+import { HOST_FLAGS, MEMBER_FLAGS } from '../utils/constants';
 import { PROXY_FLAGS } from './runtime-constants';
 
 export const proxyComponent = (Cstr: d.ComponentConstructor, cmpMeta: d.ComponentRuntimeMeta, flags: number) => {
@@ -23,15 +23,21 @@ export const proxyComponent = (Cstr: d.ComponentConstructor, cmpMeta: d.Componen
             return getValue(this, memberName);
           },
           set(this: d.RuntimeRef, newValue) {
-            if (
-              // only during dev time
-              BUILD.isDev &&
-              // we are proxing the instance (not element)
-              (flags & PROXY_FLAGS.isElementConstructor) === 0 &&
-              // the member is a non-mutable prop
-              (memberFlags & (MEMBER_FLAGS.Prop | MEMBER_FLAGS.Mutable)) === MEMBER_FLAGS.Prop
-            ) {
-              consoleDevWarn(`@Prop() "${memberName}" on "${cmpMeta.$tagName$}" cannot be modified.\nFurther information: https://stenciljs.com/docs/properties#prop-mutability`);
+            // only during dev time
+            if (BUILD.isDev) {
+              const ref = getHostRef(this);
+              if (
+                // we are proxying the instance (not element)
+                (flags & PROXY_FLAGS.isElementConstructor) === 0 &&
+                // the element is not constructing
+                (ref.$flags$ & HOST_FLAGS.isConstructingInstance) === 0 &&
+                // the member is a prop
+                (memberFlags & MEMBER_FLAGS.Prop) !== 0 && 
+                // the member is not mutable
+                (memberFlags & MEMBER_FLAGS.Mutable) === 0
+              ) {
+                consoleDevWarn(`@Prop() "${memberName}" on <${cmpMeta.$tagName$}> is immutable but was modified from within the component.\nMore information: https://stenciljs.com/docs/properties#prop-mutability`);
+              }
             }
             // proxyComponent, set value
             setValue(this, memberName, newValue, cmpMeta);
diff --git a/src/runtime/test/prop-warnings.spec.tsx b/src/runtime/test/prop-warnings.spec.tsx
new file mode 100644
index 00000000000..18ee62f6957
--- /dev/null
+++ b/src/runtime/test/prop-warnings.spec.tsx
@@ -0,0 +1,92 @@
+import { Component, Prop, Method, h } from '@stencil/core';
+import { newSpecPage } from '@stencil/core/testing';
+
+describe('prop', () => {
+  const spy = jest.spyOn(console, 'warn').mockImplementation();
+
+  afterEach(() => spy.mockReset());
+  afterAll(() => spy.mockRestore());
+
+  it('should show warning when immutable prop is mutated', async () => {
+    @Component({ tag: 'cmp-a' })
+    class CmpA {
+      @Prop() a = 1;
+
+      @Method()
+      async update() {
+        this.a = 2;
+      }
+
+      render() {
+        return `${this.a}`;
+      }
+    }
+
+    const { root, waitForChanges } = await newSpecPage({
+      components: [CmpA],
+      html: `<cmp-a></cmp-a>`,
+    });
+
+    expect(root).toEqualHtml('<cmp-a>1</cmp-a>');
+
+    await root.update();
+    await waitForChanges();
+
+    expect(root).toEqualHtml('<cmp-a>2</cmp-a>');
+    expect(spy).toHaveBeenCalledTimes(1);
+    expect(spy.mock.calls[0][0]).toMatch(/@Prop\(\) "[A-Za-z-]+" on <[A-Za-z-]+> is immutable/);
+  });
+
+  it('should not show warning when mutable prop is mutated', async () => {
+    @Component({ tag: 'cmp-a' })
+    class CmpA {
+      @Prop({ mutable: true }) a = 1;
+
+      @Method()
+      async update() {
+        this.a = 2;
+      }
+
+      render() {
+        return `${this.a}`;
+      }
+    }
+
+    const { root, waitForChanges } = await newSpecPage({
+      components: [CmpA],
+      html: `<cmp-a></cmp-a>`,
+    });
+
+    expect(root).toEqualHtml('<cmp-a>1</cmp-a>');
+
+    await root.update();
+    await waitForChanges();
+
+    expect(root).toEqualHtml('<cmp-a>2</cmp-a>');
+    expect(spy).not.toHaveBeenCalled();
+  });
+
+  it('should not show warning when immutable prop is mutated from parent', async () => {
+    @Component({ tag: 'cmp-a' })
+    class CmpA {
+      @Prop() a = 1;
+
+      render() {
+        return `${this.a}`;
+      }
+    }
+
+    const { root, waitForChanges } = await newSpecPage({
+      components: [CmpA],
+      html: `<cmp-a></cmp-a>`,
+    });
+
+    expect(root).toEqualHtml('<cmp-a>1</cmp-a>');
+
+    root.a = 2;
+    await waitForChanges();
+
+    expect(root).toEqualHtml('<cmp-a>2</cmp-a>');
+    expect(spy).not.toHaveBeenCalled();
+  });
+});
diff --git a/src/testing/platform/testing-log.ts b/src/testing/platform/testing-log.ts
index cbe5fa5a35a..6e3d712c963 100644
--- a/src/testing/platform/testing-log.ts
+++ b/src/testing/platform/testing-log.ts
@@ -14,12 +14,13 @@ export const consoleDevError = (...e: any[]) => {
   caughtErrors.push(new Error(e.join(', ')));
 };
 
-export const consoleDevWarn = (..._: any[]) => {
-  /* noop for testing */
+export const consoleDevWarn = (args: any) => {
+  // log warnings so we can spy on them when testing
+  console.warn(args);
 };
 
 export const consoleDevInfo = (..._: any[]) => {
   /* noop for testing */
 };
 
-export const setErrorHandler = (handler: d.ErrorHandler) => customError = handler;
+export const setErrorHandler = (handler: d.ErrorHandler) => (customError = handler);