Bakers Hill vs Hoddys Well
Bakers Hill is the younger of the two, with a median age of 44 against 54 in Hoddys Well. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bakers Hill, about half of households are couple families. In Hoddys Well, about half of households are people living alone. On these figures, Bakers Hill tends to suit families with children and couples, while Hoddys Well suits people living alone.
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
- Bakers Hill is already more of a family suburb (69% vs 50%)
- Hoddys Well carries lower crime risk (29/100 vs 39/100)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs mortgage stress.
Renters
Too close to call
Nothing among the 2 things we measure here separates them by enough to be worth acting on.
Weighs rent and rental stress.
Commuting to the city
Too close to call
Nothing among the 3 things we measure here separates them by enough to be worth acting on.
Weighs distance, drive time, and walkability.
Downsizers and retirees
Hoddys Well
ahead on the one thing that separates them
- carries lower crime risk (29/100 vs 39/100)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs population growth.
Where they sit
Bakers Hill and Hoddys Well drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Bakers Hill has more residents (1,276 vs 140); Hoddys Well skews older (54 vs 44).
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Population | 1,276 +89% vs other | 140 |
| Population trend (2016 → 2021) | +14.1% | +17.6% |
| Median age | 44 | 54 |
| Median household income | $79,612/yr | $81,224/yr +2% vs other |
| Median weekly rent | $310/wk +3% vs other | $300/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (24.3%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (22.1%).
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.
Bars are drawn against the largest share shown (14.3%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Median house price | $805,000 | — |
| Median unit price | — same for both | |
| Median land price | $850,000 | — |
| Typical days to sell (houses) | 30 days from 9 sales | — |
Development activity
| Bakers Hill | Hoddys Well | |
|---|---|---|
| New dwellings approved | 85 across Northam | 37 across Toodyay |
| Approvals change year on year | -68% | +10% |
Ranking within WA
| Bakers Hill | Hoddys Well | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 41% of WA | Higher than 44% of WA |
| Schools | — same for both | |
| Walkability | Higher than 36% of WA | Higher than 47% of WA |
| Affordability | — same for both | |
| EV adoption | Higher than 66% of WA | Higher than 34% of WA |
| NBN connectivity | Higher than 56% of WA | Higher than 55% of WA |
Liveability
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Grade | C | — |
| Score | 40/100 | — |
| Socio-economic band | mid-range socio-economic decile 4/10 | mid-range socio-economic decile 6/10 |
Risk profile
Bakers Hill carries more crime risk (39 vs 29).
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Bushfire | Moderate 56/100 | Moderate 49/100 |
| Crime | Low 39/100 | Low 29/100 |
| Flood | None 0/100 same for both | |
| Coastal erosion | None 0/100 same for both | |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 0 within 5 km same for both | |
Schools
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 1 | 0 |
Schools in Bakers Hill
- Bakers Hill Primary School Government · Primary below peers
Schools in Hoddys Well
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Cafes & restaurants | 1 | 0 |
| Parks & reserves | 0 | 1 |
| Pharmacies | 1 | 0 |
| Banks & Bank@Post | 1 | 0 |
| Fuel stations | 1 | 0 |
| Waterways | 0 | 1 |
Mobility
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Perth | 74.7 km | 76.2 km +2% vs other |
| Drive time (normal traffic) | 67 min | 69 min |
| Electric vehicle share | 0.7% postcode 6562 | 0.3% postcode 6566 |
| Rooftop solar per 100 dwellings | 81 postcode 6562 | 76 postcode 6566 |
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.
Bars are drawn against the largest share shown (80.5%).
Setting
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Elevation | 334 m above sea level, at the suburb centre | 287 m above sea level, at the suburb centre |
NBN connectivity
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Connectivity score | 29/100 | 28/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 543 premises | 0% 70 premises |
Climate
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Annual rainfall | 526 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Average residential rate | $2,471/yr | $3,530/yr |
| Council | Northam | Toodyay |
Federal electorate
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Division | Bullwinkel same for both | |
| Member | Trish Cook same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Bakers Hill | Hoddys Well | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $800,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Bakers Hill
Other comparisons with Hoddys Well
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.