Armadale vs Bedfordale

Armadale is the younger of the two, with a median age of 39 against 42 in Bedfordale. In both, most households own their home and most homes are detached houses. In Armadale, about half of households are people living alone. In Bedfordale, most households are couple families. Houses cost more in Bedfordale: a median of $1.35 million, against $645,000 in Armadale, and rent is higher there too. On these figures, Armadale tends to suit people living alone and buyers on a tighter budget, while Bedfordale suits couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Armadale has more parks and reserves (20 vs 2)
  • Bedfordale carries lower crime risk (37/100 vs 93/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Armadale

ahead on 2 of the 3 things we measure here

  • has cheaper land ($430,000 vs $1,000,000)
  • has cheaper houses ($645,000 vs $1,350,000)
  • But Bedfordale leaves households under less mortgage stress (21% vs 29%)

Weighs house prices, land prices, and mortgage stress.

Renters

Armadale

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (43% vs 3%)
  • has cheaper rent ($270/wk vs $370/wk)
  • But Bedfordale leaves renters under less rental stress (14% vs 26%)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Armadale

ahead on 3 of the 4 things we measure here

  • is more walkable (92/100 vs 7/100)
  • has a shorter drive in (36 min vs 44 min)
  • sits closer to the CBD (36.2 km vs 40.2 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Armadale

ahead on 4 of the 5 things we measure here

  • has more units and townhouses to downsize into (33% vs 1%)
  • is more walkable (92/100 vs 7/100)
  • has more GPs (6 vs 0)
  • But Bedfordale carries lower crime risk (37/100 vs 93/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

They split

one each way, out of the 2 things we measure here

  • Armadale returns a higher gross yield on houses (4.7% vs 3.7%)
  • Bedfordale is growing faster (6.5% vs -1.5%)

Weighs house yield and population growth.

Where they sit

Armadale and Bedfordale drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Armadale Bedfordale
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Armadale Bedfordale
Walkability 92 / 7
Armadale — Walkability: 92/100 Bedfordale — Walkability: 7/100
Safety 7 / 63
Armadale — Safety: 7/100 Bedfordale — Safety: 63/100
Low fire risk 36 / 35
Armadale — Low fire risk: 36/100 Bedfordale — Low fire risk: 35/100
Low flood risk 67 / 100
Armadale — Low flood risk: 67/100 Bedfordale — Low flood risk: 100/100

Demographics

Armadale has more residents (13,415 vs 3,038); Bedfordale has higher household incomes ($141,544 vs $53,040).

Armadale Bedfordale
Population 13,415
+77% vs other
 3,038
Population trend (2016 → 2021) -1.5% +6.5%
Median age 39 42
Median household income $53,040/yr $141,544/yr
+167% vs other
Median weekly rent $270/wk $370/wk
+37% vs other

Age profile

Share of residents in each band, 2021 Census.

Armadale Bedfordale
0-4 6.9% / 4.4%
Armadale — 0-4: 6.9% Bedfordale — 0-4: 4.4%
5-14 11.5% / 14.5%
Armadale — 5-14: 11.5% Bedfordale — 5-14: 14.5%
15-19 5.4% / 8.0%
Armadale — 15-19: 5.4% Bedfordale — 15-19: 8.0%
20-24 6.8% / 6.1%
Armadale — 20-24: 6.8% Bedfordale — 20-24: 6.1%
25-34 14.0% / 7.3%
Armadale — 25-34: 14.0% Bedfordale — 25-34: 7.3%
35-44 12.0% / 12.6%
Armadale — 35-44: 12.0% Bedfordale — 35-44: 12.6%
45-54 11.7% / 17.6%
Armadale — 45-54: 11.7% Bedfordale — 45-54: 17.6%
55-64 11.8% / 15.1%
Armadale — 55-64: 11.8% Bedfordale — 55-64: 15.1%
65-74 10.7% / 9.0%
Armadale — 65-74: 10.7% Bedfordale — 65-74: 9.0%
75-84 6.5% / 4.7%
Armadale — 75-84: 6.5% Bedfordale — 75-84: 4.7%
85+ 2.6% / 1.0%
Armadale — 85+: 2.6% Bedfordale — 85+: 1.0%

Bars are drawn against the largest share shown (17.6%).

Who lives together

Household composition, 2021 Census.

Armadale 22.7% couple families
Armadale — Couple Families: 22.7% Armadale — Lone Person: 47.0% Armadale — One Parent Families: 23.0% Armadale — Group Household: 5.5% Armadale — Other Families: 2.0%
Bedfordale 73.6% couple families
Bedfordale — Couple Families: 73.6% Bedfordale — Lone Person: 14.1% Bedfordale — One Parent Families: 10.0% Bedfordale — Group Household: 0.5% Bedfordale — Other Families: 1.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Armadale 42.7% renting
Armadale — Owned Outright: 25.0% Armadale — Mortgage: 32.3% Armadale — Renting: 42.7%
Bedfordale 3.2% renting
Bedfordale — Owned Outright: 37.6% Bedfordale — Mortgage: 59.2% Bedfordale — Renting: 3.2%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Armadale Bedfordale
Certificate III & IV 16.4% / 19.7%
Armadale — Certificate III & IV: 16.4% Bedfordale — Certificate III & IV: 19.7%
Bachelor Degree 4.8% / 9.7%
Armadale — Bachelor Degree: 4.8% Bedfordale — Bachelor Degree: 9.7%
Advanced Diploma / Diploma 5.4% / 8.9%
Armadale — Advanced Diploma / Diploma: 5.4% Bedfordale — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 1.1% / 2.3%
Armadale — Postgraduate Degree: 1.1% Bedfordale — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 0.7% / 1.8%
Armadale — Graduate Diploma / Certificate: 0.7% Bedfordale — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (19.7%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Armadale Bedfordale
England 8.8% / 13.8%
Armadale — England: 8.8% Bedfordale — England: 13.8%
New Zealand 3.3% / 2.7%
Armadale — New Zealand: 3.3% Bedfordale — New Zealand: 2.7%
South Africa — / 2.2%
Armadale — South Africa: not among its largest Bedfordale — South Africa: 2.2%
Netherlands 1.1% / 1.0%
Armadale — Netherlands: 1.1% Bedfordale — Netherlands: 1.0%
Scotland 0.9% / 1.0%
Armadale — Scotland: 0.9% Bedfordale — Scotland: 1.0%
India 1.7% / —
Armadale — India: 1.7% Bedfordale — India: not among its largest
Philippines 1.5% / —
Armadale — Philippines: 1.5% Bedfordale — Philippines: not among its largest

Bars are drawn against the largest share shown (13.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Armadale 67.4% houses
Armadale — Houses: 67.4% Armadale — Townhouses: 30.7% Armadale — Flats / Apartments: 1.9%
Bedfordale 99.2% houses
Bedfordale — Houses: 99.2% Bedfordale — Townhouses: 0.0% Bedfordale — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Armadale Bedfordale
Median house price $645,000 $1,350,000
Median unit price $512,500 —
Median land price $430,000 $1,000,000
Typical days to sell (houses) 28 days
from 216 sales
 11 days
from 28 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Armadale Bedfordale
3 bed $645K / $1M
Armadale — 3 bed: $645K (277 sales) Bedfordale — 3 bed: $1M (9 sales)

277 vs 9 sales

4 bed $694K / $1.39M
Armadale — 4 bed: $694K (93 sales) Bedfordale — 4 bed: $1.39M (43 sales)

93 vs 43 sales

5 bed $655K / $1.7M
Armadale — 5 bed: $655K (5 sales) Bedfordale — 5 bed: $1.7M (15 sales)

5 vs 15 sales

Development activity

Armadale Bedfordale
New dwellings approved 1,811
across Armadale
same for both
Approvals change year on year +70%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Armadale Bedfordale
Houses 4.7%
$630/wk on $699K
 3.7%
$1,175/wk on $1.65M
Units 4.3%
$498/wk on $599K
 —

Ranking within WA

Armadale Bedfordale
House price —
same for both
Income Higher than 11% of WA Higher than 94% of WA
Schools Higher than 69% of WA —
Walkability Higher than 99% of WA Higher than 69% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA
same for both
NBN connectivity Higher than 77% of WA Higher than 78% of WA
Rental yield (houses) Higher than 71% of WA Higher than 19% of WA
Rental yield (units) Higher than 13% of WA —

Liveability

Armadale is more walkable (92 vs 7); Bedfordale scores higher overall (58 vs 39).

Armadale Bedfordale
Grade C B
Score 39/100 58/100
Socio-economic band high-need area
decile 1/10
 very advantaged area
decile 9/10

Risk profile

Armadale carries more flood risk (33 vs 0); Armadale carries more crime risk (93 vs 37).

Armadale Bedfordale
Bushfire Moderate
64/100
 Moderate
65/100
Crime High
93/100
 Low
37/100
Flood Low
33/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 1
within 5 km

Schools

Armadale Bedfordale
Inside the suburb 9 2
Rated above peers 3 1
Rated at peers 3 1
Rated below peers 1 0

Schools in Armadale

  • Challis Community Primary School Government · Primary above peers
  • John Calvin Christian College Independent · Secondary above peers
  • Neerigen Brook Primary School Government · Primary above peers
  • Dale Christian College WA Independent · Combined at peers
  • Kingsley Primary School Government · Primary at peers
  • Pioneer Village School Independent · Primary at peers

Schools in Bedfordale

  • Armadale Primary School Government · Primary above peers
  • Southern Hills Christian College Independent · Combined at peers

Amenities in the suburb

Armadale Bedfordale
Supermarkets 8 0
Cafes & restaurants 14 0
Parks & reserves 20 2
Childcare 9 3
GPs 6 0
Pharmacies 6 0
Police stations 1 0
Banks & Bank@Post 4 0
Fuel stations 7 1
EV chargers 5 0
Waterways 1 2

Mobility

Bedfordale sits further from the CBD (40.2 km vs 36.2 km).

Armadale Bedfordale
Walkability score 92/100 7/100
Distance to Perth 36.2 km 40.2 km
+11% vs other
Drive time (normal traffic) 36 min 44 min
Electric vehicle share 1.2%
postcode 6112
same for both
Rooftop solar per 100 dwellings 75
postcode 6112
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Armadale Bedfordale
Car (driver) 79.8% / 78.2%
Armadale — Car (driver): 79.8% Bedfordale — Car (driver): 78.2%
Worked from Home 3.7% / 11.3%
Armadale — Worked from Home: 3.7% Bedfordale — Worked from Home: 11.3%
Car (passenger) 6.7% / 4.7%
Armadale — Car (passenger): 6.7% Bedfordale — Car (passenger): 4.7%
Train 5.8% / 3.3%
Armadale — Train: 5.8% Bedfordale — Train: 3.3%
Walked Only 2.1% / 0.9%
Armadale — Walked Only: 2.1% Bedfordale — Walked Only: 0.9%
Bus 1.6% / 1.2%
Armadale — Bus: 1.6% Bedfordale — Bus: 1.2%

Bars are drawn against the largest share shown (79.8%).

Setting

Armadale Bedfordale
Elevation 50 m
above sea level, at the suburb centre
 290 m
above sea level, at the suburb centre
Distance to the ocean 22.1 km
4.5 km to a named beach
 27.5 km

NBN connectivity

Armadale Bedfordale
Connectivity score 64/100 65/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 35%
7,559 premises
 37%
1,061 premises

Climate

Armadale Bedfordale
Annual rainfall 745 mm
same for both
Summer max (Jan) 31.4°C
same for both
Winter min (Jul) 7.6°C
same for both

Council rates

Armadale Bedfordale
Average residential rate $2,388/yr
same for both
Council Armadale
same for both

Federal electorate

Armadale Bedfordale
Division Burt Bullwinkel
Member Matt Keogh Trish Cook
Party Australian Labor Party
same for both

First Home Owner Grant

Armadale Bedfordale
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Armadale

Affordable Easy Commute Outer Parks Townhouses Transport Hub

Bedfordale

Acreage Outer

More comparisons

Other comparisons with Armadale

Armadale vs Seville Grove Armadale vs Kelmscott Armadale vs Hilbert Armadale vs Mount Nasura Armadale vs Brookdale Armadale vs Haynes

Other comparisons with Bedfordale

Bedfordale vs Byford Bedfordale vs Kelmscott Bedfordale vs Roleystone Bedfordale vs Mount Nasura Bedfordale vs Mount Richon Bedfordale vs Wungong
Full data on Armadale Full data on Bedfordale
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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