Bedfordale vs Karrakup

Bedfordale is the younger of the two, with a median age of 42 against 47 in Karrakup. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Karrakup: a median of $1.55 million, against $1.35 million in Bedfordale, though rent is higher in Bedfordale. Bedfordale is closer to the city centre: 40.2 km, against 52.3 km. On these figures, Bedfordale tends to suit couples, while Karrakup suits people living alone.

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

Bedfordale

ahead on 4 of the 6 things we measure here

  • has more childcare (3 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • carries lower crime risk (37/100 vs 57/100)

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

First-home buyers

Bedfordale

ahead on the one thing that separates them

  • has cheaper houses ($1,350,000 vs $1,550,000)

Weighs house prices and mortgage stress.

Renters

Karrakup

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (15% vs 3%)
  • has cheaper rent ($197/wk vs $370/wk)

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

Commuting to the city

Bedfordale

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (40.2 km vs 52.3 km)
  • has a shorter drive in (44 min vs 55 min)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Bedfordale

ahead on the one thing that separates them

  • carries lower crime risk (37/100 vs 57/100)

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

Investors

Bedfordale

ahead on the one thing that separates them

  • is growing faster (6.5% vs -9.5%)

Weighs population growth.

Where they sit

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

Bedfordale Karrakup
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.

Bedfordale Karrakup
Walkability 7 / 0
Bedfordale — Walkability: 7/100 Karrakup — Walkability: 0/100
Safety 63 / 43
Bedfordale — Safety: 63/100 Karrakup — Safety: 43/100
Low fire risk 35 / 40
Bedfordale — Low fire risk: 35/100 Karrakup — Low fire risk: 40/100
Low flood risk 100 / 100
Bedfordale — Low flood risk: 100/100 Karrakup — Low flood risk: 100/100

Demographics

Bedfordale has more residents (3,038 vs 172); Bedfordale rents higher ($370/wk vs $197/wk).

Bedfordale Karrakup
Population 3,038
+94% vs other
 172
Population trend (2016 → 2021) +6.5% -9.5%
Median age 42 47
Median household income $141,544/yr
+28% vs other
 $102,336/yr
Median weekly rent $370/wk
+47% vs other
 $197/wk

Age profile

Share of residents in each band, 2021 Census.

Bedfordale Karrakup
0-4 4.4% / 1.7%
Bedfordale — 0-4: 4.4% Karrakup — 0-4: 1.7%
5-14 14.5% / 13.4%
Bedfordale — 5-14: 14.5% Karrakup — 5-14: 13.4%
15-19 8.0% / 6.4%
Bedfordale — 15-19: 8.0% Karrakup — 15-19: 6.4%
20-24 6.1% / 6.4%
Bedfordale — 20-24: 6.1% Karrakup — 20-24: 6.4%
25-34 7.3% / 8.1%
Bedfordale — 25-34: 7.3% Karrakup — 25-34: 8.1%
35-44 12.6% / 9.9%
Bedfordale — 35-44: 12.6% Karrakup — 35-44: 9.9%
45-54 17.6% / 17.4%
Bedfordale — 45-54: 17.6% Karrakup — 45-54: 17.4%
55-64 15.1% / 19.2%
Bedfordale — 55-64: 15.1% Karrakup — 55-64: 19.2%
65-74 9.0% / 11.0%
Bedfordale — 65-74: 9.0% Karrakup — 65-74: 11.0%
75-84 4.7% / 2.3%
Bedfordale — 75-84: 4.7% Karrakup — 75-84: 2.3%
85+ 1.0% / 4.1%
Bedfordale — 85+: 1.0% Karrakup — 85+: 4.1%

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

Who lives together

Household composition, 2021 Census.

Bedfordale 73.6% couple families
Bedfordale — Couple Families: 73.6% Bedfordale — Lone Person: 14.1% Bedfordale — One Parent Families: 10.0% Bedfordale — Other Families: 1.8% Bedfordale — Group Household: 0.5%
Karrakup 60.0% couple families
Karrakup — Couple Families: 60.0% Karrakup — Lone Person: 40.0% Karrakup — One Parent Families: 0.0% Karrakup — Other Families: 0.0% Karrakup — Group Household: 0.0%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bedfordale 3.2% renting
Bedfordale — Owned Outright: 37.6% Bedfordale — Mortgage: 59.2% Bedfordale — Renting: 3.2%
Karrakup 14.8% renting
Karrakup — Owned Outright: 61.1% Karrakup — Mortgage: 24.1% Karrakup — Renting: 14.8%
Owned outright Mortgage Renting

Qualifications

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

Bedfordale Karrakup
Certificate III & IV 19.7% / 18.0%
Bedfordale — Certificate III & IV: 19.7% Karrakup — Certificate III & IV: 18.0%
Advanced Diploma / Diploma 8.9% / 11.0%
Bedfordale — Advanced Diploma / Diploma: 8.9% Karrakup — Advanced Diploma / Diploma: 11.0%
Bachelor Degree 9.7% / 8.7%
Bedfordale — Bachelor Degree: 9.7% Karrakup — Bachelor Degree: 8.7%
Postgraduate Degree 2.3% / 1.7%
Bedfordale — Postgraduate Degree: 2.3% Karrakup — Postgraduate Degree: 1.7%
Graduate Diploma / Certificate 1.8% / —
Bedfordale — Graduate Diploma / Certificate: 1.8% Karrakup — Graduate Diploma / Certificate: not among its largest

Bars are drawn against the largest share shown (19.7%).

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.

Bedfordale Karrakup
England 13.8% / 9.9%
Bedfordale — England: 13.8% Karrakup — England: 9.9%
New Zealand 2.7% / 4.7%
Bedfordale — New Zealand: 2.7% Karrakup — New Zealand: 4.7%
India — / 4.1%
Bedfordale — India: not among its largest Karrakup — India: 4.1%
Netherlands 1.0% / 2.3%
Bedfordale — Netherlands: 1.0% Karrakup — Netherlands: 2.3%
Philippines — / 2.3%
Bedfordale — Philippines: not among its largest Karrakup — Philippines: 2.3%
Germany — / 2.3%
Bedfordale — Germany: not among its largest Karrakup — Germany: 2.3%
South Africa 2.2% / —
Bedfordale — South Africa: 2.2% Karrakup — South Africa: not among its largest
Scotland 1.0% / —
Bedfordale — Scotland: 1.0% Karrakup — Scotland: not among its largest

Bars are drawn against the largest share shown (13.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bedfordale 99.2% houses
Bedfordale — Houses: 99.2% Bedfordale — Flats / Apartments: 0.8%
Karrakup 93.7% houses
Karrakup — Houses: 93.7% Karrakup — Flats / Apartments: 6.3%
Houses Flats / Apartments

Property market

Bedfordale Karrakup
Median house price $1,350,000 $1,550,000
Median unit price —
same for both
Median land price $1,000,000 —
Typical days to sell (houses) 11 days
from 28 sales
 —

Development activity

Bedfordale Karrakup
New dwellings approved 1,811
across Armadale
 859
across Serpentine-Jarrahdale
Approvals change year on year +70% +104%

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.

Bedfordale Karrakup
Houses 3.7%
$1,175/wk on $1.65M
 —
Units —
same for both

Ranking within WA

Bedfordale Karrakup
House price —
same for both
Income Higher than 94% of WA Higher than 69% of WA
Schools —
same for both
Walkability Higher than 69% of WA Higher than 10% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA Higher than 61% of WA
NBN connectivity Higher than 78% of WA Higher than 47% of WA
Rental yield (houses) Higher than 19% of WA —

Liveability

Bedfordale Karrakup
Grade B —
Score 58/100 —
Socio-economic band very advantaged area
decile 9/10
 advantaged area
decile 8/10

Risk profile

Karrakup carries more crime risk (57 vs 37).

Bedfordale Karrakup
Bushfire Moderate
65/100
 Moderate
60/100
Crime Low
37/100
 Moderate
57/100
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 1
within 5 km
 3
within 5 km

Schools

Bedfordale Karrakup
Inside the suburb 2 0
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Bedfordale

  • Armadale Primary School Government · Primary above peers
  • Southern Hills Christian College Independent · Combined at peers

Schools in Karrakup

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Bedfordale Karrakup
Parks & reserves 2
same for both
Childcare 3 0
Fuel stations 1 0
Waterways 2 4

Mobility

Karrakup sits further from the CBD (52.3 km vs 40.2 km).

Bedfordale Karrakup
Walkability score 7/100 0/100
Distance to Perth 40.2 km 52.3 km
+30% vs other
Drive time (normal traffic) 44 min 55 min
Electric vehicle share 1.2%
postcode 6112
 0.6%
postcode 6122
Rooftop solar per 100 dwellings 75
postcode 6112
 92
postcode 6122

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.

Bedfordale Karrakup
Car (driver) 78.2% / 71.1%
Bedfordale — Car (driver): 78.2% Karrakup — Car (driver): 71.1%
Worked from Home 11.3% / 18.4%
Bedfordale — Worked from Home: 11.3% Karrakup — Worked from Home: 18.4%
Car (passenger) 4.7% / 5.3%
Bedfordale — Car (passenger): 4.7% Karrakup — Car (passenger): 5.3%
Walked Only 0.9% / 5.3%
Bedfordale — Walked Only: 0.9% Karrakup — Walked Only: 5.3%
Train 3.3% / —
Bedfordale — Train: 3.3% Karrakup — Train: not among its largest
Bus 1.2% / —
Bedfordale — Bus: 1.2% Karrakup — Bus: not among its largest

Bars are drawn against the largest share shown (78.2%).

Setting

Bedfordale Karrakup
Elevation 290 m
above sea level, at the suburb centre
 334 m
above sea level, at the suburb centre
Distance to the ocean 27.5 km 28.4 km

NBN connectivity

Bedfordale Karrakup
Connectivity score 65/100 23/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 37%
1,061 premises
 0%
69 premises

Climate

Bedfordale Karrakup
Annual rainfall 745 mm 1,013 mm
Summer max (Jan) 31.4°C 30.0°C
Winter min (Jul) 7.6°C 7.0°C

Council rates

Bedfordale Karrakup
Average residential rate $2,388/yr $2,810/yr
Council Armadale Serpentine-Jarrahdale

Federal electorate

Bedfordale Karrakup
Division Bullwinkel Canning
Member Trish Cook Andrew Hastie
Party Australian Labor Party Liberal

First Home Owner Grant

Bedfordale Karrakup
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Bedfordale

Acreage Outer

Karrakup

Outer

More comparisons

Other comparisons with Bedfordale

Bedfordale vs Byford Bedfordale vs Armadale Bedfordale vs Kelmscott Bedfordale vs Roleystone Bedfordale vs Mount Nasura Bedfordale vs Mount Richon

Other comparisons with Karrakup

Karrakup vs Byford Karrakup vs Jarrahdale Karrakup vs Cardup Karrakup vs Whitby
Full data on Bedfordale Full data on Karrakup
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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