Bayswater vs Eden Hill

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 $845,000 in Eden Hill. Bayswater is closer to the city centre: 8.6 km, against 12.3 km. On these figures, Eden Hill 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 3 of the 6 things we measure here

  • has more parks and reserves (29 vs 4)
  • 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

Eden Hill

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($844,950 vs $1,125,000)
  • has cheaper land ($800,000 vs $1,000,000)
  • But Bayswater has cheaper units ($511,500 vs $630,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Bayswater

ahead on 2 of the 4 things we measure here

  • is more walkable (86/100 vs 60/100)
  • sits closer to the CBD (8.6 km vs 12.3 km)

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

Downsizers and retirees

Bayswater

ahead on 2 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (86/100 vs 60/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Bayswater and Eden Hill 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 Eden Hill
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 Eden Hill
Walkability 86 / 60
Bayswater — Walkability: 86/100 Eden Hill — Walkability: 60/100
Safety 32 / 34
Bayswater — Safety: 32/100 Eden Hill — Safety: 34/100
Low fire risk 100 / 100
Bayswater — Low fire risk: 100/100 Eden Hill — Low fire risk: 100/100
Low flood risk 52 / 52
Bayswater — Low flood risk: 52/100 Eden Hill — Low flood risk: 52/100

Demographics

Bayswater has more residents (15,288 vs 3,703); Bayswater has higher household incomes ($105,924 vs $86,528).

Bayswater Eden Hill
Population 15,288
+76% vs other
 3,703
Population trend (2016 → 2021) +5.9% +7.2%
Median age 39 38
Median household income $105,924/yr
+18% vs other
 $86,528/yr
Median weekly rent $350/wk
+3% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Bayswater Eden Hill
0-4 6.4% / 6.0%
Bayswater — 0-4: 6.4% Eden Hill — 0-4: 6.0%
5-14 10.6% / 12.2%
Bayswater — 5-14: 10.6% Eden Hill — 5-14: 12.2%
15-19 4.6% / 5.1%
Bayswater — 15-19: 4.6% Eden Hill — 15-19: 5.1%
20-24 5.1% / 5.5%
Bayswater — 20-24: 5.1% Eden Hill — 20-24: 5.5%
25-34 15.4% / 15.2%
Bayswater — 25-34: 15.4% Eden Hill — 25-34: 15.2%
35-44 15.9% / 15.2%
Bayswater — 35-44: 15.9% Eden Hill — 35-44: 15.2%
45-54 13.7% / 12.2%
Bayswater — 45-54: 13.7% Eden Hill — 45-54: 12.2%
55-64 11.6% / 11.6%
Bayswater — 55-64: 11.6% Eden Hill — 55-64: 11.6%
65-74 8.8% / 10.0%
Bayswater — 65-74: 8.8% Eden Hill — 65-74: 10.0%
75-84 4.8% / 5.5%
Bayswater — 75-84: 4.8% Eden Hill — 75-84: 5.5%
85+ 2.8% / 1.8%
Bayswater — 85+: 2.8% Eden Hill — 85+: 1.8%

Bars are drawn against the largest share shown (15.9%).

Who lives together

Household composition, 2021 Census.

Bayswater 41.7% couple families
Bayswater — Couple Families: 41.7% Bayswater — Lone Person: 39.1% Bayswater — One Parent Families: 12.0% Bayswater — Group Household: 5.7% Bayswater — Other Families: 1.6%
Eden Hill 40.0% couple families
Eden Hill — Couple Families: 40.0% Eden Hill — Lone Person: 33.3% Eden Hill — One Parent Families: 19.5% Eden Hill — Group Household: 5.4% Eden Hill — Other Families: 1.9%
Couple Families Lone Person 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%
Eden Hill 24.1% renting
Eden Hill — Owned Outright: 31.9% Eden Hill — Mortgage: 44.0% Eden Hill — Renting: 24.1%
Owned outright Mortgage Renting

Qualifications

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

Bayswater Eden Hill
Bachelor Degree 19.3% / 11.4%
Bayswater — Bachelor Degree: 19.3% Eden Hill — Bachelor Degree: 11.4%
Certificate III & IV 11.5% / 17.1%
Bayswater — Certificate III & IV: 11.5% Eden Hill — Certificate III & IV: 17.1%
Advanced Diploma / Diploma 8.3% / 6.8%
Bayswater — Advanced Diploma / Diploma: 8.3% Eden Hill — Advanced Diploma / Diploma: 6.8%
Postgraduate Degree 6.2% / 2.9%
Bayswater — Postgraduate Degree: 6.2% Eden Hill — Postgraduate Degree: 2.9%
Graduate Diploma / Certificate 3.3% / 1.8%
Bayswater — Graduate Diploma / Certificate: 3.3% Eden Hill — Graduate Diploma / Certificate: 1.8%

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 Eden Hill
England 6.4% / 5.0%
Bayswater — England: 6.4% Eden Hill — England: 5.0%
India 2.4% / 3.3%
Bayswater — India: 2.4% Eden Hill — India: 3.3%
New Zealand 2.6% / 2.5%
Bayswater — New Zealand: 2.6% Eden Hill — New Zealand: 2.5%
Vietnam 1.3% / 2.2%
Bayswater — Vietnam: 1.3% Eden Hill — Vietnam: 2.2%
Ireland 1.2% / 1.0%
Bayswater — Ireland: 1.2% Eden Hill — Ireland: 1.0%
Philippines — / 1.4%
Bayswater — Philippines: not among its largest Eden Hill — Philippines: 1.4%

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%
Eden Hill 85.9% houses
Eden Hill — Houses: 85.9% Eden Hill — Townhouses: 13.0% Eden Hill — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Bayswater Eden Hill
Median house price $1,125,000 $844,950
Median unit price $511,500 $630,000
Median land price $1,000,000 $800,000
Typical days to sell (houses) 25 days
from 197 sales
 16 days
from 9 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 Eden Hill
3 bed $1.08M / $765K
Bayswater — 3 bed: $1.08M (177 sales) Eden Hill — 3 bed: $765K (31 sales)

177 vs 31 sales

4 bed $1.27M / $900K
Bayswater — 4 bed: $1.27M (98 sales) Eden Hill — 4 bed: $900K (19 sales)

98 vs 19 sales

Development activity

Bayswater Eden Hill
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 Eden Hill
Houses 4.1%
$785/wk on $1M
 4.0%
$750/wk on $985K
Units 4.9%
$550/wk on $590K
 —

Ranking within WA

Bayswater Eden Hill
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 86% 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 76% of WA
Rental yield (houses) Higher than 31% of WA Higher than 24% of WA
Rental yield (units) Higher than 24% of WA —

Liveability

Bayswater is more walkable (86 vs 60); Bayswater scores higher overall (67 vs 51).

Bayswater Eden Hill
Grade B
same for both
Score 67/100 51/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 4/10

Risk profile

Bayswater Eden Hill
Bushfire None
0/100
same for both
Crime Moderate
68/100
 Moderate
66/100
Flood Moderate
48/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
 9
within 5 km

Schools

Bayswater Eden Hill
Inside the suburb 4 1
Rated above peers 1 0
Rated at peers 1
same for both
Rated below peers 1 0
Universities within 10 km 3
ECU City Campus, 6.9 km
 None

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 Eden Hill

  • Eden Hill Primary School Government · Primary at peers

Amenities in the suburb

Bayswater Eden Hill
Supermarkets 2 0
Cafes & restaurants 9 0
Parks & reserves 29 4
Childcare 6 2
GPs 3 0
Pharmacies 2 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 2 0
Waterways 2 1

Mobility

Eden Hill sits further from the CBD (12.3 km vs 8.6 km).

Bayswater Eden Hill
Walkability score 86/100 60/100
Distance to Perth 8.6 km 12.3 km
+43% vs other
Drive time (normal traffic) 16 min 20 min
Public transport score 95/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 415.8
7-9am + 5-7pm
 55.8
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 Eden Hill
Car (driver) 68.2% / 77.7%
Bayswater — Car (driver): 68.2% Eden Hill — Car (driver): 77.7%
Worked from Home 10.7% / 6.7%
Bayswater — Worked from Home: 10.7% Eden Hill — Worked from Home: 6.7%
Train 8.8% / 6.5%
Bayswater — Train: 8.8% Eden Hill — Train: 6.5%
Car (passenger) 4.9% / 5.3%
Bayswater — Car (passenger): 4.9% Eden Hill — Car (passenger): 5.3%
Bus 4.1% / 2.2%
Bayswater — Bus: 4.1% Eden Hill — Bus: 2.2%

Bars are drawn against the largest share shown (77.7%).

Setting

Bayswater Eden Hill
Elevation 23 m
above sea level, at the suburb centre
 15 m
above sea level, at the suburb centre
Distance to the ocean 15.4 km 18.2 km

NBN connectivity

Bayswater Eden Hill
Connectivity score 78/100 62/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 44%
8,930 premises
 30%
1,635 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bayswater Eden Hill
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

Eden Hill

Large Blocks Middle-Ring Parks

More comparisons

Other comparisons with Bayswater

Bayswater vs Morley Bayswater vs Maylands Bayswater vs Bassendean Bayswater vs Inglewood Bayswater vs Bedford Bayswater vs Embleton

Other comparisons with Eden Hill

Eden Hill vs Morley Eden Hill vs Bassendean Eden Hill vs Caversham Eden Hill vs Lockridge Eden Hill vs Kiara
Full data on Bayswater Full data on Eden Hill
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.

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