Bayswater vs Ashfield

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Bayswater: a median of $1.12 million, against $836,000 in Ashfield, and rent is higher there too. Bayswater is closer to the city centre: 8.6 km, against 9.6 km. On these figures, Ashfield tends to suit buyers on a tighter budget.

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

Bayswater

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (29 vs 2)
  • has more schools inside the suburb (4 vs 1)
  • has more childcare (6 vs 2)

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

First-home buyers

Ashfield

ahead on the one thing that separates them

  • has cheaper houses ($835,500 vs $1,125,000)

Weighs house prices and mortgage stress.

Renters

Ashfield

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (39% vs 28%)
  • has cheaper rent ($300/wk vs $350/wk)

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

Commuting to the city

Bayswater

ahead on the one thing that separates them

  • is more walkable (86/100 vs 71/100)

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

Downsizers and retirees

Bayswater

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (86/100 vs 71/100)
  • carries lower crime risk (68/100 vs 82/100)

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

Investors

Ashfield

ahead on the one thing that separates them

  • returns a higher gross yield on houses (5.0% vs 4.1%)

Weighs house yield and population growth.

Where they sit

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

Bayswater Ashfield
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.

Bayswater Ashfield
Walkability 86 / 71
Bayswater — Walkability: 86/100 Ashfield — Walkability: 71/100
Safety 32 / 18
Bayswater — Safety: 32/100 Ashfield — Safety: 18/100
Low fire risk 100 / 100
Bayswater — Low fire risk: 100/100 Ashfield — Low fire risk: 100/100
Low flood risk 52 / 66
Bayswater — Low flood risk: 52/100 Ashfield — Low flood risk: 66/100

Demographics

Bayswater has more residents (15,288 vs 1,395); Bayswater has higher household incomes ($105,924 vs $86,632).

Bayswater Ashfield
Population 15,288
+91% vs other
 1,395
Population trend (2016 → 2021) +5.9%
same for both
Median age 39 38
Median household income $105,924/yr
+18% vs other
 $86,632/yr
Median weekly rent $350/wk
+14% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Bayswater Ashfield
0-4 6.4% / 6.2%
Bayswater — 0-4: 6.4% Ashfield — 0-4: 6.2%
5-14 10.6% / 10.0%
Bayswater — 5-14: 10.6% Ashfield — 5-14: 10.0%
15-19 4.6% / 5.4%
Bayswater — 15-19: 4.6% Ashfield — 15-19: 5.4%
20-24 5.1% / 5.3%
Bayswater — 20-24: 5.1% Ashfield — 20-24: 5.3%
25-34 15.4% / 16.3%
Bayswater — 25-34: 15.4% Ashfield — 25-34: 16.3%
35-44 15.9% / 15.6%
Bayswater — 35-44: 15.9% Ashfield — 35-44: 15.6%
45-54 13.7% / 13.9%
Bayswater — 45-54: 13.7% Ashfield — 45-54: 13.9%
55-64 11.6% / 10.8%
Bayswater — 55-64: 11.6% Ashfield — 55-64: 10.8%
65-74 8.8% / 9.2%
Bayswater — 65-74: 8.8% Ashfield — 65-74: 9.2%
75-84 4.8% / 5.6%
Bayswater — 75-84: 4.8% Ashfield — 75-84: 5.6%
85+ 2.8% / 1.9%
Bayswater — 85+: 2.8% Ashfield — 85+: 1.9%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Bayswater 39.1% lone person
Bayswater — Lone Person: 39.1% Bayswater — Couple Families: 41.7% Bayswater — One Parent Families: 12.0% Bayswater — Group Household: 5.7% Bayswater — Other Families: 1.6%
Ashfield 39.3% lone person
Ashfield — Lone Person: 39.3% Ashfield — Couple Families: 33.6% Ashfield — One Parent Families: 16.6% Ashfield — Group Household: 7.6% Ashfield — Other Families: 2.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bayswater 28.4% renting
Bayswater — Owned Outright: 28.7% Bayswater — Mortgage: 42.9% Bayswater — Renting: 28.4%
Ashfield 38.7% renting
Ashfield — Owned Outright: 25.0% Ashfield — Mortgage: 36.3% Ashfield — Renting: 38.7%
Owned outright Mortgage Renting

Qualifications

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

Bayswater Ashfield
Bachelor Degree 19.3% / 14.3%
Bayswater — Bachelor Degree: 19.3% Ashfield — Bachelor Degree: 14.3%
Certificate III & IV 11.5% / 12.6%
Bayswater — Certificate III & IV: 11.5% Ashfield — Certificate III & IV: 12.6%
Advanced Diploma / Diploma 8.3% / 6.8%
Bayswater — Advanced Diploma / Diploma: 8.3% Ashfield — Advanced Diploma / Diploma: 6.8%
Postgraduate Degree 6.2% / 3.9%
Bayswater — Postgraduate Degree: 6.2% Ashfield — Postgraduate Degree: 3.9%
Graduate Diploma / Certificate 3.3% / 2.1%
Bayswater — Graduate Diploma / Certificate: 3.3% Ashfield — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (19.3%).

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.

Bayswater Ashfield
England 6.4% / 5.4%
Bayswater — England: 6.4% Ashfield — England: 5.4%
New Zealand 2.6% / 2.7%
Bayswater — New Zealand: 2.6% Ashfield — New Zealand: 2.7%
India 2.4% / 1.4%
Bayswater — India: 2.4% Ashfield — India: 1.4%
Malaysia 1.0% / 1.0%
Bayswater — Malaysia: 1.0% Ashfield — Malaysia: 1.0%
Vietnam 1.3% / —
Bayswater — Vietnam: 1.3% Ashfield — Vietnam: not among its largest
Ireland 1.2% / —
Bayswater — Ireland: 1.2% Ashfield — Ireland: not among its largest
Philippines — / 1.2%
Bayswater — Philippines: not among its largest Ashfield — Philippines: 1.2%

Bars are drawn against the largest share shown (6.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bayswater 80.1% houses
Bayswater — Houses: 80.1% Bayswater — Townhouses: 16.0% Bayswater — Flats / Apartments: 3.9%
Ashfield 88.9% houses
Ashfield — Houses: 88.9% Ashfield — Townhouses: 8.0% Ashfield — Flats / Apartments: 3.1%
Houses Townhouses Flats / Apartments

Property market

Bayswater Ashfield
Median house price $1,125,000 $835,500
Median unit price $511,500 —
Median land price $1,000,000 —
Typical days to sell (houses) 25 days
from 197 sales
 20 days
from 6 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.

Bayswater Ashfield
2 bed $922K / $770K
Bayswater — 2 bed: $922K (46 sales) Ashfield — 2 bed: $770K (7 sales)

46 vs 7 sales

3 bed $1.08M / $828K
Bayswater — 3 bed: $1.08M (177 sales) Ashfield — 3 bed: $828K (20 sales)

177 vs 20 sales

4 bed $1.27M / $945K
Bayswater — 4 bed: $1.27M (98 sales) Ashfield — 4 bed: $945K (8 sales)

98 vs 8 sales

Development activity

Bayswater Ashfield
New dwellings approved 251
across Bayswater
 79
across Bassendean
Approvals change year on year -44% -60%

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.

Bayswater Ashfield
Houses 4.1%
$785/wk on $1M
 5.0%
$815/wk on $840K
Units 4.9%
$550/wk on $590K
 —

Ranking within WA

Bayswater Ashfield
House price —
same for both
Income Higher than 72% of WA Higher than 51% of WA
Schools Higher than 56% of WA —
Walkability Higher than 98% of WA Higher than 90% of WA
Affordability —
same for both
EV adoption Higher than 92% of WA Higher than 79% of WA
NBN connectivity Higher than 91% of WA Higher than 82% of WA
Rental yield (houses) Higher than 31% of WA Higher than 84% of WA
Rental yield (units) Higher than 24% of WA —

Liveability

Bayswater is more walkable (86 vs 71); Bayswater scores higher overall (67 vs 56).

Bayswater Ashfield
Grade B
same for both
Score 67/100 56/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 5/10

Risk profile

Bayswater carries more flood risk (48 vs 34); Ashfield carries more crime risk (82 vs 68).

Bayswater Ashfield
Bushfire None
0/100
same for both
Crime Moderate
68/100
 High
82/100
Flood Moderate
48/100
 Low
34/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 12
within 5 km

Schools

Bayswater Ashfield
Inside the suburb 4 1
Rated above peers 1
same for both
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km 3
ECU City Campus, 6.9 km
 2
ECU City Campus, 8.6 km
Full-time students aged 15–24 2.0% 1.8%

Schools in Bayswater

  • Bayswater Primary School Government · Primary above peers
  • St Columba's School Catholic · Primary at peers
  • Hillcrest Primary School Government · Primary below peers
  • Durham Road School Government · Combined · Special school

Schools in Ashfield

  • Ashfield Primary School Government · Primary above peers

Amenities in the suburb

Bayswater Ashfield
Supermarkets 2 1
Cafes & restaurants 9 1
Parks & reserves 29 2
Childcare 6 2
GPs 3 0
Pharmacies 2 1
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 2 0
Waterways 2 0

Mobility

Bayswater Ashfield
Walkability score 86/100 71/100
Distance to Perth 8.6 km 9.6 km
+12% vs other
Drive time (normal traffic) 16 min
same for both
Public transport score 95/100
Rail · Bus
 80/100
Rail · Bus
Peak arrivals per hour 415.8
7-9am + 5-7pm
 41.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.7%
postcode 6053
 1.0%
postcode 6054
Rooftop solar per 100 dwellings 44
postcode 6053
 49
postcode 6054

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.

Bayswater Ashfield
Car (driver) 68.2% / 70.0%
Bayswater — Car (driver): 68.2% Ashfield — Car (driver): 70.0%
Worked from Home 10.7% / 9.6%
Bayswater — Worked from Home: 10.7% Ashfield — Worked from Home: 9.6%
Train 8.8% / 9.0%
Bayswater — Train: 8.8% Ashfield — Train: 9.0%
Car (passenger) 4.9% / 7.9%
Bayswater — Car (passenger): 4.9% Ashfield — Car (passenger): 7.9%
Bus 4.1% / 2.4%
Bayswater — Bus: 4.1% Ashfield — Bus: 2.4%

Bars are drawn against the largest share shown (70.0%).

Setting

Bayswater Ashfield
Elevation 23 m
above sea level, at the suburb centre
 19 m
above sea level, at the suburb centre
Distance to the ocean 15.4 km 17.3 km

NBN connectivity

Bayswater Ashfield
Connectivity score 78/100 69/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 44%
8,930 premises
 44%
655 premises

Climate

Bayswater Ashfield
Annual rainfall 663 mm
same for both
Summer max (Jan) 32.3°C
same for both
Winter min (Jul) 8.5°C
same for both

Council rates

Bayswater Ashfield
Average residential rate $1,871/yr $2,235/yr
Council Bayswater Bassendean

Federal electorate

Bayswater Ashfield
Division Perth Hasluck
Member Patrick Gorman Tania Lawrence
Party Australian Labor Party
same for both

First Home Owner Grant

Bayswater Ashfield
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Bayswater

Easy Commute Inner Parks Professionals Trains Transport Hub

Ashfield

Middle-Ring Parks Quiet Trains Transport Hub

More comparisons

Other comparisons with Bayswater

Bayswater vs Morley Bayswater vs Maylands Bayswater vs Bassendean Bayswater vs Inglewood Bayswater vs Bedford Bayswater vs Eden Hill

Other comparisons with Ashfield

Ashfield vs Bassendean
Full data on Bayswater Full data on Ashfield
Unlock full address-level data — $29/month

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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or