Beckenham vs Langford

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Beckenham: a median of $800,000, against $730,000 in Langford, and rent is higher there too. Beckenham is closer to the city centre: 13.4 km, against 15 km.

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

  • Beckenham has more parks and reserves (24 vs 1)
  • Langford has more schools inside the suburb (3 vs 1)

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

First-home buyers

Langford

ahead on the one thing that separates them

  • has cheaper land ($365,000 vs $593,000)

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

Renters

Langford

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $340/wk)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

Investors

Beckenham

ahead on the one thing that separates them

  • is growing faster (20.9% vs -2.9%)

Weighs house yield and population growth.

Where they sit

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

Beckenham Langford
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.

Beckenham Langford
Walkability 64 / 70
Beckenham — Walkability: 64/100 Langford — Walkability: 70/100
Safety 27 / 19
Beckenham — Safety: 27/100 Langford — Safety: 19/100
Low fire risk 100 / 81
Beckenham — Low fire risk: 100/100 Langford — Low fire risk: 81/100
Low flood risk 36 / 29
Beckenham — Low flood risk: 36/100 Langford — Low flood risk: 29/100

Demographics

Beckenham has more residents (9,092 vs 5,505); Beckenham has higher household incomes ($86,684 vs $68,536).

Beckenham Langford
Population 9,092
+39% vs other
 5,505
Population trend (2016 → 2021) +20.9% -2.9%
Median age 34 36
Median household income $86,684/yr
+21% vs other
 $68,536/yr
Median weekly rent $340/wk
+12% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Beckenham Langford
0-4 7.5% / 6.6%
Beckenham — 0-4: 7.5% Langford — 0-4: 6.6%
5-14 12.0% / 13.3%
Beckenham — 5-14: 12.0% Langford — 5-14: 13.3%
15-19 4.8% / 5.8%
Beckenham — 15-19: 4.8% Langford — 15-19: 5.8%
20-24 8.0% / 7.6%
Beckenham — 20-24: 8.0% Langford — 20-24: 7.6%
25-34 19.2% / 14.7%
Beckenham — 25-34: 19.2% Langford — 25-34: 14.7%
35-44 17.2% / 15.3%
Beckenham — 35-44: 17.2% Langford — 35-44: 15.3%
45-54 11.3% / 12.4%
Beckenham — 45-54: 11.3% Langford — 45-54: 12.4%
55-64 8.1% / 9.9%
Beckenham — 55-64: 8.1% Langford — 55-64: 9.9%
65-74 7.1% / 9.0%
Beckenham — 65-74: 7.1% Langford — 65-74: 9.0%
75-84 3.6% / 4.2%
Beckenham — 75-84: 3.6% Langford — 75-84: 4.2%
85+ 1.1% / 1.1%
Beckenham — 85+: 1.1% Langford — 85+: 1.1%

Bars are drawn against the largest share shown (19.2%).

Who lives together

Household composition, 2021 Census.

Beckenham 44.4% couple families
Beckenham — Couple Families: 44.4% Beckenham — Lone Person: 31.2% Beckenham — One Parent Families: 14.8% Beckenham — Group Household: 7.0% Beckenham — Other Families: 2.5%
Langford 39.8% couple families
Langford — Couple Families: 39.8% Langford — Lone Person: 31.5% Langford — One Parent Families: 19.2% Langford — Group Household: 6.4% Langford — Other Families: 3.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beckenham 36.7% renting
Beckenham — Owned Outright: 23.5% Beckenham — Mortgage: 39.8% Beckenham — Renting: 36.7%
Langford 34.3% renting
Langford — Owned Outright: 27.6% Langford — Mortgage: 38.1% Langford — Renting: 34.3%
Owned outright Mortgage Renting

Qualifications

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

Beckenham Langford
Bachelor Degree 14.1% / 11.3%
Beckenham — Bachelor Degree: 14.1% Langford — Bachelor Degree: 11.3%
Certificate III & IV 13.6% / 11.3%
Beckenham — Certificate III & IV: 13.6% Langford — Certificate III & IV: 11.3%
Advanced Diploma / Diploma 7.7% / 6.7%
Beckenham — Advanced Diploma / Diploma: 7.7% Langford — Advanced Diploma / Diploma: 6.7%
Postgraduate Degree 4.9% / 3.9%
Beckenham — Postgraduate Degree: 4.9% Langford — Postgraduate Degree: 3.9%
Graduate Diploma / Certificate 1.1% / 0.9%
Beckenham — Graduate Diploma / Certificate: 1.1% Langford — Graduate Diploma / Certificate: 0.9%

Bars are drawn against the largest share shown (14.1%).

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.

Beckenham Langford
India 8.5% / 5.3%
Beckenham — India: 8.5% Langford — India: 5.3%
Philippines 5.7% / 2.8%
Beckenham — Philippines: 5.7% Langford — Philippines: 2.8%
China 3.1% / 4.4%
Beckenham — China: 3.1% Langford — China: 4.4%
Malaysia 2.6% / 4.4%
Beckenham — Malaysia: 2.6% Langford — Malaysia: 4.4%
England 3.4% / 3.3%
Beckenham — England: 3.4% Langford — England: 3.3%
Indonesia 2.0% / 3.1%
Beckenham — Indonesia: 2.0% Langford — Indonesia: 3.1%

Bars are drawn against the largest share shown (8.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beckenham 80.6% houses
Beckenham — Houses: 80.6% Beckenham — Townhouses: 13.9% Beckenham — Flats / Apartments: 5.5%
Langford 83.3% houses
Langford — Houses: 83.3% Langford — Townhouses: 16.4% Langford — Flats / Apartments: 0.3%
Houses Townhouses Flats / Apartments

Property market

Beckenham Langford
Median house price $799,944 $730,000
Median unit price $525,500 $507,500
Median land price $593,000 $365,000
Typical days to sell (houses) 28 days
from 97 sales
 27 days
from 57 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.

Beckenham Langford
3 bed $740K / $718K
Beckenham — 3 bed: $740K (89 sales) Langford — 3 bed: $718K (67 sales)

89 vs 67 sales

4 bed $835K / $828K
Beckenham — 4 bed: $835K (59 sales) Langford — 4 bed: $828K (26 sales)

59 vs 26 sales

Development activity

Beckenham Langford
New dwellings approved 660
across Gosnells
same for both
Approvals change year on year +17%
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.

Beckenham Langford
Houses 5.0%
$775/wk on $800K
 4.6%
$700/wk on $800K
Units 6.2%
$650/wk on $549K
 —

Ranking within WA

Beckenham Langford
House price —
same for both
Income Higher than 51% of WA Higher than 26% of WA
Schools — Higher than 68% of WA
Walkability Higher than 87% of WA Higher than 90% of WA
Affordability —
same for both
EV adoption Higher than 77% of WA Higher than 75% of WA
NBN connectivity Higher than 89% of WA Higher than 83% of WA
Rental yield (houses) Higher than 83% of WA Higher than 63% of WA
Rental yield (units) Higher than 84% of WA —

Liveability

Beckenham Langford
Grade C
same for both
Score 45/100 43/100
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 2/10

Risk profile

Langford carries more bushfire risk (19 vs 0).

Beckenham Langford
Bushfire None
0/100
 Low
19/100
Crime High
73/100
 High
81/100
Flood Moderate
64/100
 High
71/100
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
 None
0/100
Industrial facilities nearby 19
within 5 km
 13
within 5 km

Schools

Beckenham Langford
Inside the suburb 1 3
Rated above peers 0 1
Rated at peers 1 2
Rated below peers 0
same for both
Universities within 10 km 1
Curtin University of Technology, 5.4 km
 1
Curtin University of Technology, 5.1 km
Full-time students aged 15–24 2.3% 2.7%

Schools in Beckenham

  • Beckenham Primary School Government · Primary at peers

Schools in Langford

  • Al-Ameen College Independent · Combined above peers
  • Brookman Primary School Government · Primary at peers
  • St Jude's Catholic School Catholic · Primary at peers

Amenities in the suburb

Beckenham Langford
Supermarkets 3 0
Cafes & restaurants 8 1
Parks & reserves 24 1
Childcare 5 4
GPs 5 4
Pharmacies 2 1
Banks & Bank@Post 1
same for both
Fuel stations 2
same for both
Waterways 8 0

Mobility

Beckenham Langford
Walkability score 64/100 70/100
Distance to Perth 13.4 km 15 km
+12% vs other
Drive time (normal traffic) 22 min 24 min
Public transport score 94/100
Rail · Bus
 94/100
Bus
Peak arrivals per hour 200.5
7-9am + 5-7pm
 204.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 6107
 0.9%
postcode 6147
Rooftop solar per 100 dwellings 52
postcode 6107
 55
postcode 6147

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.

Beckenham Langford
Car (driver) 76.3% / 79.1%
Beckenham — Car (driver): 76.3% Langford — Car (driver): 79.1%
Car (passenger) 6.7% / 6.8%
Beckenham — Car (passenger): 6.7% Langford — Car (passenger): 6.8%
Train 8.3% / 4.3%
Beckenham — Train: 8.3% Langford — Train: 4.3%
Worked from Home 5.1% / 4.5%
Beckenham — Worked from Home: 5.1% Langford — Worked from Home: 4.5%
Bus 2.7% / 4.0%
Beckenham — Bus: 2.7% Langford — Bus: 4.0%

Bars are drawn against the largest share shown (79.1%).

Setting

Beckenham Langford
Elevation 10 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 19.7 km
5.0 km to a named beach
 18.1 km

NBN connectivity

Beckenham Langford
Connectivity score 76/100 70/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 56%
4,209 premises
 46%
2,282 premises

Climate

Beckenham Langford
Annual rainfall 663 mm 745 mm
Summer max (Jan) 32.3°C 31.4°C
Winter min (Jul) 8.5°C 7.6°C

Council rates

Beckenham Langford
Average residential rate $2,067/yr
same for both
Council Gosnells
same for both

Federal electorate

Beckenham Langford
Division Swan
same for both
Member Zaneta Mascarenhas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beckenham Langford
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Beckenham

Easy Commute Middle-Ring Multicultural Parks Quiet Transport Hub

Langford

Easy Commute Middle-Ring Multicultural Quiet Transport Hub

More comparisons

Other comparisons with Beckenham

Beckenham vs Thornlie Beckenham vs Cannington Beckenham vs Wattle Grove Beckenham vs East Cannington Beckenham vs Kenwick Beckenham vs Ferndale

Other comparisons with Langford

Langford vs Canning Vale Langford vs Thornlie Langford vs Cannington Langford vs Parkwood Langford vs Ferndale Langford vs Lynwood
Full data on Beckenham Full data on Langford
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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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