Bedford vs Embleton

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. Houses cost more in Bedford: a median of $1.15 million, against $950,000 in Embleton, and rent is higher there too. Bedford is closer to the city centre: 6.2 km, against 8.3 km. 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

Bedford

ahead on 4 of the 6 things we measure here

  • has more childcare (4 vs 1)
  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (9 vs 5)

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

First-home buyers

Embleton

ahead on the one thing that separates them

  • has cheaper houses ($950,000 vs $1,150,000)

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

Bedford

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (6.2 km vs 8.3 km)
  • is more walkable (85/100 vs 65/100)

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

Downsizers and retirees

Bedford

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (85/100 vs 65/100)
  • carries lower crime risk (59/100 vs 71/100)

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

Investors

Embleton

ahead on the one thing that separates them

  • is growing faster (13.7% vs 5.1%)

Weighs house yield and population growth.

Where they sit

Bedford 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.

Bedford 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.

Bedford Embleton
Walkability 85 / 65
Bedford — Walkability: 85/100 Embleton — Walkability: 65/100
Safety 41 / 29
Bedford — Safety: 41/100 Embleton — Safety: 29/100
Low fire risk 100 / 100
Bedford — Low fire risk: 100/100 Embleton — Low fire risk: 100/100
Low flood risk 100 / 100
Bedford — Low flood risk: 100/100 Embleton — Low flood risk: 100/100

Demographics

Bedford has more residents (5,716 vs 3,600); Bedford has higher household incomes ($107,744 vs $93,860).

Bedford Embleton
Population 5,716
+37% vs other
 3,600
Population trend (2016 → 2021) +5.1% +13.7%
Median age 39 37
Median household income $107,744/yr
+13% vs other
 $93,860/yr
Median weekly rent $360/wk
+6% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Bedford Embleton
0-4 6.7% / 6.7%
Bedford — 0-4: 6.7% Embleton — 0-4: 6.7%
5-14 12.2% / 10.6%
Bedford — 5-14: 12.2% Embleton — 5-14: 10.6%
15-19 5.0% / 4.7%
Bedford — 15-19: 5.0% Embleton — 15-19: 4.7%
20-24 5.6% / 5.5%
Bedford — 20-24: 5.6% Embleton — 20-24: 5.5%
25-34 13.1% / 17.4%
Bedford — 25-34: 13.1% Embleton — 25-34: 17.4%
35-44 16.0% / 17.0%
Bedford — 35-44: 16.0% Embleton — 35-44: 17.0%
45-54 13.8% / 12.6%
Bedford — 45-54: 13.8% Embleton — 45-54: 12.6%
55-64 12.0% / 9.9%
Bedford — 55-64: 12.0% Embleton — 55-64: 9.9%
65-74 8.8% / 6.7%
Bedford — 65-74: 8.8% Embleton — 65-74: 6.7%
75-84 4.7% / 5.4%
Bedford — 75-84: 4.7% Embleton — 75-84: 5.4%
85+ 2.0% / 3.8%
Bedford — 85+: 2.0% Embleton — 85+: 3.8%

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

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%
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.

Bedford 28.7% renting
Bedford — Owned Outright: 30.9% Bedford — Mortgage: 40.4% Bedford — Renting: 28.7%
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.

Bedford Embleton
Bachelor Degree 19.1% / 15.2%
Bedford — Bachelor Degree: 19.1% Embleton — Bachelor Degree: 15.2%
Certificate III & IV 11.0% / 13.7%
Bedford — Certificate III & IV: 11.0% Embleton — Certificate III & IV: 13.7%
Advanced Diploma / Diploma 8.4% / 7.3%
Bedford — Advanced Diploma / Diploma: 8.4% Embleton — Advanced Diploma / Diploma: 7.3%
Postgraduate Degree 5.6% / 4.2%
Bedford — Postgraduate Degree: 5.6% Embleton — Postgraduate Degree: 4.2%
Graduate Diploma / Certificate 3.0% / 1.9%
Bedford — Graduate Diploma / Certificate: 3.0% Embleton — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (19.1%).

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.

Bedford Embleton
England 4.7% / 4.8%
Bedford — England: 4.7% Embleton — England: 4.8%
Vietnam 2.4% / 3.4%
Bedford — Vietnam: 2.4% Embleton — Vietnam: 3.4%
China 1.6% / 3.1%
Bedford — China: 1.6% Embleton — China: 3.1%
India 1.9% / 2.8%
Bedford — India: 1.9% Embleton — India: 2.8%
New Zealand 2.0% / 1.8%
Bedford — New Zealand: 2.0% Embleton — New Zealand: 1.8%
Philippines — / 2.5%
Bedford — Philippines: not among its largest Embleton — Philippines: 2.5%
Italy 2.0% / —
Bedford — Italy: 2.0% Embleton — Italy: not among its largest

Bars are drawn against the largest share shown (4.8%).

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

Property market

Bedford Embleton
Median house price $1,150,000 $950,000
Median unit price —
same for both
Median land price — $418,500
Typical days to sell (houses) 22 days
from 69 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.

Bedford Embleton
2 bed $876K / $792K
Bedford — 2 bed: $876K (8 sales) Embleton — 2 bed: $792K (13 sales)

8 vs 13 sales

3 bed $1.03M / $922K
Bedford — 3 bed: $1.03M (77 sales) Embleton — 3 bed: $922K (57 sales)

77 vs 57 sales

4 bed $1.39M / $1.14M
Bedford — 4 bed: $1.39M (42 sales) Embleton — 4 bed: $1.14M (34 sales)

42 vs 34 sales

Development activity

Bedford 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.

Bedford Embleton
Houses 4.2%
$800/wk on $1M
 4.6%
$800/wk on $900K
Units —
same for both

Ranking within WA

Bedford Embleton
House price —
same for both
Income Higher than 73% of WA Higher than 57% of WA
Schools —
same for both
Walkability Higher than 97% of WA Higher than 88% of WA
Affordability —
same for both
EV adoption Higher than 94% of WA Higher than 79% of WA
NBN connectivity Higher than 95% of WA Higher than 94% of WA
Rental yield (houses) Higher than 34% of WA Higher than 68% of WA

Liveability

Bedford is more walkable (85 vs 65); Bedford scores higher overall (87 vs 69).

Bedford Embleton
Grade A+ A
Score 87/100 69/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 6/10

Risk profile

Embleton carries more crime risk (71 vs 59).

Bedford Embleton
Bushfire None
0/100
same for both
Crime Moderate
59/100
 High
71/100
Flood None
0/100
same for both
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 Embleton
Inside the suburb 1
same for both
Rated above peers 1 0
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 2
ECU City Campus, 5.9 km
 2
ECU City Campus, 7.6 km
Full-time students aged 15–24 2.8% 2.0%

Schools in Bedford

  • Chisholm Catholic College Catholic · Secondary above peers

Schools in Embleton

  • Embleton Primary School Government · Primary at peers

Amenities in the suburb

Bedford Embleton
Supermarkets 1 0
Cafes & restaurants 3 1
Parks & reserves 9 5
Childcare 4 1
GPs 3 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 0 1
EV chargers 0 1

Mobility

Embleton sits further from the CBD (8.3 km vs 6.2 km).

Bedford Embleton
Walkability score 85/100 65/100
Distance to Perth 6.2 km 8.3 km
+34% vs other
Drive time (normal traffic) 13 min 16 min
Public transport score 94/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 195.2
7-9am + 5-7pm
 209.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.0%
postcode 6052
 1.0%
postcode 6062
Rooftop solar per 100 dwellings 38
postcode 6052
 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.

Bedford Embleton
Car (driver) 68.6% / 72.6%
Bedford — Car (driver): 68.6% Embleton — Car (driver): 72.6%
Bus 11.1% / 8.9%
Bedford — Bus: 11.1% Embleton — Bus: 8.9%
Worked from Home 10.3% / 7.4%
Bedford — Worked from Home: 10.3% Embleton — Worked from Home: 7.4%
Car (passenger) 5.2% / 5.7%
Bedford — Car (passenger): 5.2% Embleton — Car (passenger): 5.7%
Train 2.4% / 3.6%
Bedford — Train: 2.4% Embleton — Train: 3.6%

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

Setting

Bedford Embleton
Elevation 29 m
above sea level, at the suburb centre
 38 m
above sea level, at the suburb centre
Distance to the ocean 12.9 km 14.7 km

NBN connectivity

Bedford Embleton
Connectivity score 86/100 84/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 49%
2,692 premises
 52%
1,789 premises

Climate

Bedford 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

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

Federal electorate

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

First Home Owner Grant

Bedford Embleton
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

Embleton

Easy Commute Inner Parks Quiet Transport Hub

More comparisons

Other comparisons with Bedford

Bedford vs Dianella Bedford vs Morley Bedford vs Bayswater Bedford vs Maylands Bedford vs Inglewood

Other comparisons with Embleton

Embleton vs Morley Embleton vs Bayswater
Full data on Bedford 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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