Bayswater vs Embleton

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 $950,000 in Embleton. On these figures, Embleton 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 childcare (6 vs 1)
  • has more parks and reserves (29 vs 5)
  • has more schools inside the suburb (4 vs 1)

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

First-home buyers

Embleton

ahead on 2 of the 3 things we measure here

  • has cheaper land ($418,500 vs $1,000,000)
  • has cheaper houses ($950,000 vs $1,125,000)

Weighs house 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

  • gets more of its commuters onto trains and trams (9% vs 4%)
  • is more walkable (86/100 vs 65/100)

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 65/100)

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

Investors

Embleton

ahead on 2 of the 2 things we measure here

  • is growing faster (13.7% vs 5.9%)
  • returns a higher gross yield on houses (4.6% vs 4.1%)

Weighs house yield and population growth.

Where they sit

Bayswater and Embleton 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 Embleton
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 Embleton
Walkability 86 / 65
Bayswater — Walkability: 86/100 Embleton — Walkability: 65/100
Safety 32 / 29
Bayswater — Safety: 32/100 Embleton — Safety: 29/100
Low fire risk 100 / 100
Bayswater — Low fire risk: 100/100 Embleton — Low fire risk: 100/100
Low flood risk 52 / 100
Bayswater — Low flood risk: 52/100 Embleton — Low flood risk: 100/100

Demographics

Bayswater has more residents (15,288 vs 3,600); Bayswater has higher household incomes ($105,924 vs $93,860).

Bayswater Embleton
Population 15,288
+76% vs other
 3,600
Population trend (2016 → 2021) +5.9% +13.7%
Median age 39 37
Median household income $105,924/yr
+11% vs other
 $93,860/yr
Median weekly rent $350/wk
+3% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Bayswater Embleton
0-4 6.4% / 6.7%
Bayswater — 0-4: 6.4% Embleton — 0-4: 6.7%
5-14 10.6% / 10.6%
Bayswater — 5-14: 10.6% Embleton — 5-14: 10.6%
15-19 4.6% / 4.7%
Bayswater — 15-19: 4.6% Embleton — 15-19: 4.7%
20-24 5.1% / 5.5%
Bayswater — 20-24: 5.1% Embleton — 20-24: 5.5%
25-34 15.4% / 17.4%
Bayswater — 25-34: 15.4% Embleton — 25-34: 17.4%
35-44 15.9% / 17.0%
Bayswater — 35-44: 15.9% Embleton — 35-44: 17.0%
45-54 13.7% / 12.6%
Bayswater — 45-54: 13.7% Embleton — 45-54: 12.6%
55-64 11.6% / 9.9%
Bayswater — 55-64: 11.6% Embleton — 55-64: 9.9%
65-74 8.8% / 6.7%
Bayswater — 65-74: 8.8% Embleton — 65-74: 6.7%
75-84 4.8% / 5.4%
Bayswater — 75-84: 4.8% Embleton — 75-84: 5.4%
85+ 2.8% / 3.8%
Bayswater — 85+: 2.8% Embleton — 85+: 3.8%

Bars are drawn against the largest share shown (17.4%).

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%
Embleton 39.4% couple families
Embleton — Couple Families: 39.4% Embleton — Lone Person: 33.4% Embleton — One Parent Families: 17.2% Embleton — Group Household: 7.8% Embleton — Other Families: 2.2%
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%
Embleton 32.9% renting
Embleton — Owned Outright: 25.1% Embleton — Mortgage: 42.0% Embleton — Renting: 32.9%
Owned outright Mortgage Renting

Qualifications

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

Bayswater Embleton
Bachelor Degree 19.3% / 15.2%
Bayswater — Bachelor Degree: 19.3% Embleton — Bachelor Degree: 15.2%
Certificate III & IV 11.5% / 13.7%
Bayswater — Certificate III & IV: 11.5% Embleton — Certificate III & IV: 13.7%
Advanced Diploma / Diploma 8.3% / 7.3%
Bayswater — Advanced Diploma / Diploma: 8.3% Embleton — Advanced Diploma / Diploma: 7.3%
Postgraduate Degree 6.2% / 4.2%
Bayswater — Postgraduate Degree: 6.2% Embleton — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 3.3% / 1.9%
Bayswater — Graduate Diploma / Certificate: 3.3% Embleton — Graduate Diploma / Certificate: 1.9%

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 Embleton
England 6.4% / 4.8%
Bayswater — England: 6.4% Embleton — England: 4.8%
India 2.4% / 2.8%
Bayswater — India: 2.4% Embleton — India: 2.8%
Vietnam 1.3% / 3.4%
Bayswater — Vietnam: 1.3% Embleton — Vietnam: 3.4%
New Zealand 2.6% / 1.8%
Bayswater — New Zealand: 2.6% Embleton — New Zealand: 1.8%
China 1.0% / 3.1%
Bayswater — China: 1.0% Embleton — China: 3.1%
Philippines — / 2.5%
Bayswater — Philippines: not among its largest Embleton — Philippines: 2.5%
Ireland 1.2% / —
Bayswater — Ireland: 1.2% Embleton — Ireland: not among its largest

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%
Embleton 88.7% houses
Embleton — Houses: 88.7% Embleton — Townhouses: 10.9% Embleton — Flats / Apartments: 0.4%
Houses Townhouses Flats / Apartments

Property market

Bayswater Embleton
Median house price $1,125,000 $950,000
Median unit price $511,500 —
Median land price $1,000,000 $418,500
Typical days to sell (houses) 25 days
from 197 sales
 25 days
from 27 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 Embleton
2 bed $922K / $792K
Bayswater — 2 bed: $922K (46 sales) Embleton — 2 bed: $792K (13 sales)

46 vs 13 sales

3 bed $1.08M / $922K
Bayswater — 3 bed: $1.08M (177 sales) Embleton — 3 bed: $922K (57 sales)

177 vs 57 sales

4 bed $1.27M / $1.14M
Bayswater — 4 bed: $1.27M (98 sales) Embleton — 4 bed: $1.14M (34 sales)

98 vs 34 sales

Development activity

Bayswater Embleton
New dwellings approved 251
across Bayswater
same for both
Approvals change year on year -44%
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.

Bayswater Embleton
Houses 4.1%
$785/wk on $1M
 4.6%
$800/wk on $900K
Units 4.9%
$550/wk on $590K
 —

Ranking within WA

Bayswater Embleton
House price —
same for both
Income Higher than 72% of WA Higher than 57% of WA
Schools Higher than 56% of WA —
Walkability Higher than 98% of WA Higher than 88% 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 94% of WA
Rental yield (houses) Higher than 31% of WA Higher than 68% of WA
Rental yield (units) Higher than 24% of WA —

Liveability

Bayswater is more walkable (86 vs 65).

Bayswater Embleton
Grade B A
Score 67/100 69/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 6/10

Risk profile

Bayswater carries more flood risk (48 vs 0).

Bayswater Embleton
Bushfire None
0/100
same for both
Crime Moderate
68/100
 High
71/100
Flood Moderate
48/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 8
within 5 km
same for both

Schools

Bayswater Embleton
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
 2
ECU City Campus, 7.6 km
Full-time students aged 15–24 2.0%
same for both

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 Embleton

  • Embleton Primary School Government · Primary at peers

Amenities in the suburb

Bayswater Embleton
Supermarkets 2 0
Cafes & restaurants 9 1
Parks & reserves 29 5
Childcare 6 1
GPs 3 0
Pharmacies 2 0
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 2 1
EV chargers 0 1
Waterways 2 0

Mobility

Bayswater Embleton
Walkability score 86/100 65/100
Distance to Perth 8.6 km
+3% vs other
 8.3 km
Drive time (normal traffic) 16 min
same for both
Public transport score 95/100
Rail · Bus
 94/100
Rail · Bus
Peak arrivals per hour 415.8
7-9am + 5-7pm
 209.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.7%
postcode 6053
 1.0%
postcode 6062
Rooftop solar per 100 dwellings 44
postcode 6053
 47
postcode 6062

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 Embleton
Car (driver) 68.2% / 72.6%
Bayswater — Car (driver): 68.2% Embleton — Car (driver): 72.6%
Worked from Home 10.7% / 7.4%
Bayswater — Worked from Home: 10.7% Embleton — Worked from Home: 7.4%
Bus 4.1% / 8.9%
Bayswater — Bus: 4.1% Embleton — Bus: 8.9%
Train 8.8% / 3.6%
Bayswater — Train: 8.8% Embleton — Train: 3.6%
Car (passenger) 4.9% / 5.7%
Bayswater — Car (passenger): 4.9% Embleton — Car (passenger): 5.7%

Bars are drawn against the largest share shown (72.6%).

Setting

Bayswater Embleton
Elevation 23 m
above sea level, at the suburb centre
 38 m
above sea level, at the suburb centre
Distance to the ocean 15.4 km 14.7 km

NBN connectivity

Bayswater Embleton
Connectivity score 78/100 84/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 44%
8,930 premises
 52%
1,789 premises

Climate

Bayswater Embleton
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 Embleton
Average residential rate $1,871/yr
same for both
Council Bayswater
same for both

Federal electorate

Bayswater Embleton
Division Perth
same for both
Member Patrick Gorman
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bayswater Embleton
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

Embleton

Easy Commute Inner Parks Quiet 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 Embleton

Embleton vs Morley Embleton vs Bedford
Full data on Bayswater Full data on Embleton
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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