Bedford vs Bayswater

In both, most households own their home and the large majority of homes are detached houses. In Bedford, about half of households are couple families. Bedford is closer to the city centre: 6.2 km, against 8.6 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

Bayswater

ahead on 2 of the 6 things we measure here

  • has more schools inside the suburb (4 vs 1)
  • has more parks and reserves (29 vs 9)

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

First-home buyers

Too close to call

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

Weighs house 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

They split

one each way, out of the 4 things we measure here

  • Bedford sits closer to the CBD (6.2 km vs 8.6 km)
  • Bayswater gets more of its commuters onto trains and trams (9% vs 2%)

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

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

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

Bedford Bayswater
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.

Bedford Bayswater
Walkability 85 / 86
Bedford — Walkability: 85/100 Bayswater — Walkability: 86/100
Safety 41 / 32
Bedford — Safety: 41/100 Bayswater — Safety: 32/100
Low fire risk 100 / 100
Bedford — Low fire risk: 100/100 Bayswater — Low fire risk: 100/100
Low flood risk 100 / 52
Bedford — Low flood risk: 100/100 Bayswater — Low flood risk: 52/100

Demographics

Bayswater has more residents (15,288 vs 5,716).

Bedford Bayswater
Population 5,716 15,288
+167% vs other
Population trend (2016 → 2021) +5.1% +5.9%
Median age 39
same for both
Median household income $107,744/yr
+2% vs other
 $105,924/yr
Median weekly rent $360/wk
+3% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

Bedford Bayswater
0-4 6.7% / 6.4%
Bedford — 0-4: 6.7% Bayswater — 0-4: 6.4%
5-14 12.2% / 10.6%
Bedford — 5-14: 12.2% Bayswater — 5-14: 10.6%
15-19 5.0% / 4.6%
Bedford — 15-19: 5.0% Bayswater — 15-19: 4.6%
20-24 5.6% / 5.1%
Bedford — 20-24: 5.6% Bayswater — 20-24: 5.1%
25-34 13.1% / 15.4%
Bedford — 25-34: 13.1% Bayswater — 25-34: 15.4%
35-44 16.0% / 15.9%
Bedford — 35-44: 16.0% Bayswater — 35-44: 15.9%
45-54 13.8% / 13.7%
Bedford — 45-54: 13.8% Bayswater — 45-54: 13.7%
55-64 12.0% / 11.6%
Bedford — 55-64: 12.0% Bayswater — 55-64: 11.6%
65-74 8.8% / 8.8%
Bedford — 65-74: 8.8% Bayswater — 65-74: 8.8%
75-84 4.7% / 4.8%
Bedford — 75-84: 4.7% Bayswater — 75-84: 4.8%
85+ 2.0% / 2.8%
Bedford — 85+: 2.0% Bayswater — 85+: 2.8%

Bars are drawn against the largest share shown (16.0%).

Who lives together

Household composition, 2021 Census.

Bedford 45.2% couple families
Bedford — Couple Families: 45.2% Bedford — Lone Person: 32.2% Bedford — One Parent Families: 15.7% Bedford — Group Household: 5.0% Bedford — Other Families: 1.9%
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%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bedford 28.7% renting
Bedford — Owned Outright: 30.9% Bedford — Mortgage: 40.4% Bedford — Renting: 28.7%
Bayswater 28.4% renting
Bayswater — Owned Outright: 28.7% Bayswater — Mortgage: 42.9% Bayswater — Renting: 28.4%
Owned outright Mortgage Renting

Qualifications

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

Bedford Bayswater
Bachelor Degree 19.1% / 19.3%
Bedford — Bachelor Degree: 19.1% Bayswater — Bachelor Degree: 19.3%
Certificate III & IV 11.0% / 11.5%
Bedford — Certificate III & IV: 11.0% Bayswater — Certificate III & IV: 11.5%
Advanced Diploma / Diploma 8.4% / 8.3%
Bedford — Advanced Diploma / Diploma: 8.4% Bayswater — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 5.6% / 6.2%
Bedford — Postgraduate Degree: 5.6% Bayswater — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 3.0% / 3.3%
Bedford — Graduate Diploma / Certificate: 3.0% Bayswater — Graduate Diploma / Certificate: 3.3%

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.

Bedford Bayswater
England 4.7% / 6.4%
Bedford — England: 4.7% Bayswater — England: 6.4%
New Zealand 2.0% / 2.6%
Bedford — New Zealand: 2.0% Bayswater — New Zealand: 2.6%
India 1.9% / 2.4%
Bedford — India: 1.9% Bayswater — India: 2.4%
Vietnam 2.4% / 1.3%
Bedford — Vietnam: 2.4% Bayswater — Vietnam: 1.3%
Italy 2.0% / 1.1%
Bedford — Italy: 2.0% Bayswater — Italy: 1.1%
Ireland 1.2% / 1.2%
Bedford — Ireland: 1.2% Bayswater — Ireland: 1.2%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Bedford 88.6% houses
Bedford — Houses: 88.6% Bedford — Townhouses: 10.8% Bedford — Flats / Apartments: 0.7%
Bayswater 80.1% houses
Bayswater — Houses: 80.1% Bayswater — Townhouses: 16.0% Bayswater — Flats / Apartments: 3.9%
Houses Townhouses Flats / Apartments

Property market

Bedford Bayswater
Median house price $1,150,000 $1,125,000
Median unit price — $511,500
Median land price — $1,000,000
Typical days to sell (houses) 22 days
from 69 sales
 25 days
from 197 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.

Bedford Bayswater
2 bed $876K / $922K
Bedford — 2 bed: $876K (8 sales) Bayswater — 2 bed: $922K (46 sales)

8 vs 46 sales

3 bed $1.03M / $1.08M
Bedford — 3 bed: $1.03M (77 sales) Bayswater — 3 bed: $1.08M (177 sales)

77 vs 177 sales

4 bed $1.39M / $1.27M
Bedford — 4 bed: $1.39M (42 sales) Bayswater — 4 bed: $1.27M (98 sales)

42 vs 98 sales

5 bed $1.74M / $1.31M
Bedford — 5 bed: $1.74M (6 sales) Bayswater — 5 bed: $1.31M (12 sales)

6 vs 12 sales

Development activity

Bedford Bayswater
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.

Bedford Bayswater
Houses 4.2%
$800/wk on $1M
 4.1%
$785/wk on $1M
Units — 4.9%
$550/wk on $590K

Ranking within WA

Bedford Bayswater
House price —
same for both
Income Higher than 73% of WA Higher than 72% of WA
Schools — Higher than 56% of WA
Walkability Higher than 97% of WA Higher than 98% of WA
Affordability —
same for both
EV adoption Higher than 94% of WA Higher than 92% of WA
NBN connectivity Higher than 95% of WA Higher than 91% of WA
Rental yield (houses) Higher than 34% of WA Higher than 31% of WA
Rental yield (units) — Higher than 24% of WA

Liveability

Bedford scores higher overall (87 vs 67).

Bedford Bayswater
Grade A+ B
Score 87/100 67/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Bayswater carries more flood risk (48 vs 0).

Bedford Bayswater
Bushfire None
0/100
same for both
Crime Moderate
59/100
 Moderate
68/100
Flood None
0/100
 Moderate
48/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 10
within 5 km
 8
within 5 km

Schools

Bedford Bayswater
Inside the suburb 1 4
Rated above peers 1
same for both
Rated at peers 0 1
Rated below peers 0 1
Universities within 10 km 2
ECU City Campus, 5.9 km
 3
ECU City Campus, 6.9 km
Full-time students aged 15–24 2.8% 2.0%

Schools in Bedford

  • Chisholm Catholic College Catholic · Secondary above peers

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

Amenities in the suburb

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

Mobility

Bayswater sits further from the CBD (8.6 km vs 6.2 km).

Bedford Bayswater
Walkability score 85/100 86/100
Distance to Perth 6.2 km 8.6 km
+39% vs other
Drive time (normal traffic) 13 min 16 min
Public transport score 94/100
Bus
 95/100
Rail · Bus
Peak arrivals per hour 195.2
7-9am + 5-7pm
 415.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 6052
 1.7%
postcode 6053
Rooftop solar per 100 dwellings 38
postcode 6052
 44
postcode 6053

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.

Bedford Bayswater
Car (driver) 68.6% / 68.2%
Bedford — Car (driver): 68.6% Bayswater — Car (driver): 68.2%
Worked from Home 10.3% / 10.7%
Bedford — Worked from Home: 10.3% Bayswater — Worked from Home: 10.7%
Bus 11.1% / 4.1%
Bedford — Bus: 11.1% Bayswater — Bus: 4.1%
Train 2.4% / 8.8%
Bedford — Train: 2.4% Bayswater — Train: 8.8%
Car (passenger) 5.2% / 4.9%
Bedford — Car (passenger): 5.2% Bayswater — Car (passenger): 4.9%

Bars are drawn against the largest share shown (68.6%).

Setting

Bedford Bayswater
Elevation 29 m
above sea level, at the suburb centre
 23 m
above sea level, at the suburb centre
Distance to the ocean 12.9 km 15.4 km

NBN connectivity

Bedford Bayswater
Connectivity score 86/100 78/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 49%
2,692 premises
 44%
8,930 premises

Climate

Bedford Bayswater
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

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

Federal electorate

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

First Home Owner Grant

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

Tags

Bedford

Easy Commute Inner Parks Professionals Transport Hub

Bayswater

Easy Commute Inner Parks Professionals Trains Transport Hub

More comparisons

Other comparisons with Bedford

Bedford vs Dianella Bedford vs Morley Bedford vs Maylands Bedford vs Inglewood Bedford vs Embleton

Other comparisons with Bayswater

Bayswater vs Morley Bayswater vs Maylands Bayswater vs Bassendean Bayswater vs Inglewood Bayswater vs Eden Hill Bayswater vs Embleton
Full data on Bedford Full data on Bayswater
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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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