Bedfordale vs Mount Nasura

In both, the large majority of households own their home and the large majority of homes are detached houses. In Bedfordale, most households are couple families. In Mount Nasura, about half of households are couple families. Houses cost more in Bedfordale: a median of $1.35 million, against $810,000 in Mount Nasura, and rent is higher there too. Mount Nasura is closer to the city centre: 31.7 km, against 40.2 km. On these figures, Bedfordale tends to suit couples, while Mount Nasura suits people living alone and 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

Bedfordale

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (2 vs 0)
  • carries lower crime risk (37/100 vs 61/100)
  • is already more of a family suburb (84% vs 64%)

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

First-home buyers

Mount Nasura

ahead on 2 of the 3 things we measure here

  • has cheaper land ($357,500 vs $1,000,000)
  • has cheaper houses ($810,000 vs $1,350,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Bedfordale

ahead on the one thing that separates them

  • leaves renters under less rental stress (14% vs 20%)

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

Commuting to the city

Mount Nasura

ahead on 3 of the 4 things we measure here

  • is more walkable (59/100 vs 7/100)
  • sits closer to the CBD (31.7 km vs 40.2 km)
  • has a shorter drive in (36 min vs 44 min)

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

Downsizers and retirees

Mount Nasura

ahead on 2 of the 5 things we measure here

  • is more walkable (59/100 vs 7/100)
  • has more residents already 65 and over (22% vs 15%)
  • But Bedfordale carries lower crime risk (37/100 vs 61/100)

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 0.5%)

Weighs house yield and population growth.

Where they sit

Bedfordale and Mount Nasura 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 Mount Nasura
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 Mount Nasura
Walkability 7 / 59
Bedfordale — Walkability: 7/100 Mount Nasura — Walkability: 59/100
Safety 63 / 39
Bedfordale — Safety: 63/100 Mount Nasura — Safety: 39/100
Low fire risk 35 / 46
Bedfordale — Low fire risk: 35/100 Mount Nasura — Low fire risk: 46/100
Low flood risk 100 / 100
Bedfordale — Low flood risk: 100/100 Mount Nasura — Low flood risk: 100/100

Demographics

Bedfordale has higher household incomes ($141,544 vs $91,104); Mount Nasura skews older (44 vs 42).

Bedfordale Mount Nasura
Population 3,038
+1% vs other
 2,997
Population trend (2016 → 2021) +6.5% +0.5%
Median age 42 44
Median household income $141,544/yr
+36% vs other
 $91,104/yr
Median weekly rent $370/wk
+7% vs other
 $345/wk

Age profile

Share of residents in each band, 2021 Census.

Bedfordale Mount Nasura
0-4 4.4% / 5.0%
Bedfordale — 0-4: 4.4% Mount Nasura — 0-4: 5.0%
5-14 14.5% / 10.8%
Bedfordale — 5-14: 14.5% Mount Nasura — 5-14: 10.8%
15-19 8.0% / 6.3%
Bedfordale — 15-19: 8.0% Mount Nasura — 15-19: 6.3%
20-24 6.1% / 5.0%
Bedfordale — 20-24: 6.1% Mount Nasura — 20-24: 5.0%
25-34 7.3% / 10.6%
Bedfordale — 25-34: 7.3% Mount Nasura — 25-34: 10.6%
35-44 12.6% / 12.6%
Bedfordale — 35-44: 12.6% Mount Nasura — 35-44: 12.6%
45-54 17.6% / 12.6%
Bedfordale — 45-54: 17.6% Mount Nasura — 45-54: 12.6%
55-64 15.1% / 15.4%
Bedfordale — 55-64: 15.1% Mount Nasura — 55-64: 15.4%
65-74 9.0% / 12.8%
Bedfordale — 65-74: 9.0% Mount Nasura — 65-74: 12.8%
75-84 4.7% / 7.1%
Bedfordale — 75-84: 4.7% Mount Nasura — 75-84: 7.1%
85+ 1.0% / 1.8%
Bedfordale — 85+: 1.0% Mount Nasura — 85+: 1.8%

Bars are drawn against the largest share shown (17.6%).

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 — Group Household: 0.5% Bedfordale — Other Families: 1.8%
Mount Nasura 46.5% couple families
Mount Nasura — Couple Families: 46.5% Mount Nasura — Lone Person: 30.1% Mount Nasura — One Parent Families: 18.0% Mount Nasura — Group Household: 4.4% Mount Nasura — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

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%
Mount Nasura 11.7% renting
Mount Nasura — Owned Outright: 38.3% Mount Nasura — Mortgage: 50.0% Mount Nasura — Renting: 11.7%
Owned outright Mortgage Renting

Qualifications

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

Bedfordale Mount Nasura
Certificate III & IV 19.7% / 19.0%
Bedfordale — Certificate III & IV: 19.7% Mount Nasura — Certificate III & IV: 19.0%
Bachelor Degree 9.7% / 9.9%
Bedfordale — Bachelor Degree: 9.7% Mount Nasura — Bachelor Degree: 9.9%
Advanced Diploma / Diploma 8.9% / 8.7%
Bedfordale — Advanced Diploma / Diploma: 8.9% Mount Nasura — Advanced Diploma / Diploma: 8.7%
Postgraduate Degree 2.3% / 2.8%
Bedfordale — Postgraduate Degree: 2.3% Mount Nasura — Postgraduate Degree: 2.8%
Graduate Diploma / Certificate 1.8% / 2.0%
Bedfordale — Graduate Diploma / Certificate: 1.8% Mount Nasura — Graduate Diploma / Certificate: 2.0%

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 Mount Nasura
England 13.8% / 14.4%
Bedfordale — England: 13.8% Mount Nasura — England: 14.4%
New Zealand 2.7% / 2.7%
Bedfordale — New Zealand: 2.7% Mount Nasura — New Zealand: 2.7%
South Africa 2.2% / 0.9%
Bedfordale — South Africa: 2.2% Mount Nasura — South Africa: 0.9%
Netherlands 1.0% / 1.3%
Bedfordale — Netherlands: 1.0% Mount Nasura — Netherlands: 1.3%
Scotland 1.0% / 1.3%
Bedfordale — Scotland: 1.0% Mount Nasura — Scotland: 1.3%
India — / 1.2%
Bedfordale — India: not among its largest Mount Nasura — India: 1.2%

Bars are drawn against the largest share shown (14.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bedfordale 99.2% houses
Bedfordale — Houses: 99.2% Bedfordale — Townhouses: 0.0% Bedfordale — Flats / Apartments: 0.8%
Mount Nasura 96.7% houses
Mount Nasura — Houses: 96.7% Mount Nasura — Townhouses: 3.3% Mount Nasura — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Bedfordale Mount Nasura
Median house price $1,350,000 $810,000
Median unit price —
same for both
Median land price $1,000,000 $357,500
Typical days to sell (houses) 11 days
from 28 sales
 24 days
from 48 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.

Bedfordale Mount Nasura
3 bed $1M / $750K
Bedfordale — 3 bed: $1M (9 sales) Mount Nasura — 3 bed: $750K (56 sales)

9 vs 56 sales

4 bed $1.39M / $890K
Bedfordale — 4 bed: $1.39M (43 sales) Mount Nasura — 4 bed: $890K (45 sales)

43 vs 45 sales

5 bed $1.7M / $1.12M
Bedfordale — 5 bed: $1.7M (15 sales) Mount Nasura — 5 bed: $1.12M (12 sales)

15 vs 12 sales

Development activity

Bedfordale Mount Nasura
New dwellings approved 1,811
across Armadale
same for both
Approvals change year on year +70%
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.

Bedfordale Mount Nasura
Houses 3.7%
$1,175/wk on $1.65M
 4.1%
$675/wk on $849K
Units —
same for both

Ranking within WA

Bedfordale Mount Nasura
House price —
same for both
Income Higher than 94% of WA Higher than 55% of WA
Schools —
same for both
Walkability Higher than 69% of WA Higher than 86% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA
same for both
NBN connectivity Higher than 78% of WA Higher than 82% of WA
Rental yield (houses) Higher than 19% of WA Higher than 33% of WA

Liveability

Mount Nasura is more walkable (59 vs 7); Bedfordale scores higher overall (58 vs 52).

Bedfordale Mount Nasura
Grade B
same for both
Score 58/100 52/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 6/10

Risk profile

Mount Nasura carries more crime risk (61 vs 37); Bedfordale carries more bushfire risk (65 vs 54).

Bedfordale Mount Nasura
Bushfire Moderate
65/100
 Moderate
54/100
Crime Low
37/100
 Moderate
61/100
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
 2
within 5 km

Schools

Bedfordale Mount Nasura
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 Mount Nasura

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

Amenities in the suburb

Bedfordale Mount Nasura
Parks & reserves 2 4
Childcare 3 1
GPs 0 1
Pharmacies 0 1
Hospitals 0 1
Fuel stations 1 0
Waterways 2 0

Mobility

Bedfordale sits further from the CBD (40.2 km vs 31.7 km).

Bedfordale Mount Nasura
Walkability score 7/100 59/100
Distance to Perth 40.2 km
+21% vs other
 31.7 km
Drive time (normal traffic) 44 min 36 min
Electric vehicle share 1.2%
postcode 6112
same for both
Rooftop solar per 100 dwellings 75
postcode 6112
same for both

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 Mount Nasura
Car (driver) 78.2% / 81.0%
Bedfordale — Car (driver): 78.2% Mount Nasura — Car (driver): 81.0%
Worked from Home 11.3% / 8.0%
Bedfordale — Worked from Home: 11.3% Mount Nasura — Worked from Home: 8.0%
Car (passenger) 4.7% / 4.8%
Bedfordale — Car (passenger): 4.7% Mount Nasura — Car (passenger): 4.8%
Train 3.3% / 4.0%
Bedfordale — Train: 3.3% Mount Nasura — Train: 4.0%
Bus 1.2% / 1.5%
Bedfordale — Bus: 1.2% Mount Nasura — Bus: 1.5%

Bars are drawn against the largest share shown (81.0%).

Setting

Bedfordale Mount Nasura
Elevation 290 m
above sea level, at the suburb centre
 125 m
above sea level, at the suburb centre
Distance to the ocean 27.5 km 24.0 km
4.1 km to a named beach

NBN connectivity

Bedfordale Mount Nasura
Connectivity score 65/100 69/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,061 premises
 44%
1,303 premises

Climate

Bedfordale Mount Nasura
Annual rainfall 745 mm
same for both
Summer max (Jan) 31.4°C
same for both
Winter min (Jul) 7.6°C
same for both

Council rates

Bedfordale Mount Nasura
Average residential rate $2,388/yr
same for both
Council Armadale
same for both

Federal electorate

Bedfordale Mount Nasura
Division Bullwinkel
same for both
Member Trish Cook
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Bedfordale

Acreage Outer

Mount Nasura

Large Blocks Outer

More comparisons

Other comparisons with Bedfordale

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

Other comparisons with Mount Nasura

Mount Nasura vs Armadale Mount Nasura vs Kelmscott
Full data on Bedfordale Full data on Mount Nasura
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or