Bedfordale vs Mount Richon

Bedfordale is the younger of the two, with a median age of 42 against 50 in Mount Richon. 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. Houses cost more in Bedfordale: a median of $1.35 million, against $848,000 in Mount Richon, and rent is higher there too. Mount Richon is closer to the city centre: 34.6 km, against 40.2 km. On these figures, Bedfordale tends to suit families with children and couples, while Mount Richon suits people living alone, older residents, 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 4 of the 6 things we measure here

  • has more childcare (3 vs 0)
  • has more schools inside the suburb (2 vs 0)
  • is already more of a family suburb (84% vs 53%)

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

First-home buyers

Mount Richon

ahead on 2 of the 3 things we measure here

  • has cheaper land ($495,000 vs $1,000,000)
  • has cheaper houses ($847,500 vs $1,350,000)
  • But Bedfordale leaves households under less mortgage stress (21% vs 29%)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Bedfordale leaves renters under less rental stress (14% vs 21%)
  • Mount Richon has cheaper rent ($300/wk vs $370/wk)

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

Commuting to the city

Mount Richon

ahead on 2 of the 4 things we measure here

  • is more walkable (38/100 vs 7/100)
  • sits closer to the CBD (34.6 km vs 40.2 km)

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

Downsizers and retirees

Mount Richon

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (23% vs 1%)
  • is more walkable (38/100 vs 7/100)
  • has more residents already 65 and over (27% vs 15%)

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

Bedfordale and Mount Richon 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 Richon
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 Richon
Walkability 7 / 38
Bedfordale — Walkability: 7/100 Mount Richon — Walkability: 38/100
Safety 63 / 55
Bedfordale — Safety: 63/100 Mount Richon — Safety: 55/100
Low fire risk 35 / 16
Bedfordale — Low fire risk: 35/100 Mount Richon — Low fire risk: 16/100
Low flood risk 100 / 100
Bedfordale — Low flood risk: 100/100 Mount Richon — Low flood risk: 100/100

Demographics

Bedfordale has higher household incomes ($141,544 vs $75,400); Bedfordale has more residents (3,038 vs 2,067).

Bedfordale Mount Richon
Population 3,038
+32% vs other
 2,067
Population trend (2016 → 2021) +6.5% +4.8%
Median age 42 50
Median household income $141,544/yr
+47% vs other
 $75,400/yr
Median weekly rent $370/wk
+19% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Bedfordale Mount Richon
0-4 4.4% / 4.7%
Bedfordale — 0-4: 4.4% Mount Richon — 0-4: 4.7%
5-14 14.5% / 9.8%
Bedfordale — 5-14: 14.5% Mount Richon — 5-14: 9.8%
15-19 8.0% / 5.1%
Bedfordale — 15-19: 8.0% Mount Richon — 15-19: 5.1%
20-24 6.1% / 4.5%
Bedfordale — 20-24: 6.1% Mount Richon — 20-24: 4.5%
25-34 7.3% / 10.3%
Bedfordale — 25-34: 7.3% Mount Richon — 25-34: 10.3%
35-44 12.6% / 9.8%
Bedfordale — 35-44: 12.6% Mount Richon — 35-44: 9.8%
45-54 17.6% / 12.9%
Bedfordale — 45-54: 17.6% Mount Richon — 45-54: 12.9%
55-64 15.1% / 16.2%
Bedfordale — 55-64: 15.1% Mount Richon — 55-64: 16.2%
65-74 9.0% / 14.4%
Bedfordale — 65-74: 9.0% Mount Richon — 65-74: 14.4%
75-84 4.7% / 9.7%
Bedfordale — 75-84: 4.7% Mount Richon — 75-84: 9.7%
85+ 1.0% / 2.8%
Bedfordale — 85+: 1.0% Mount Richon — 85+: 2.8%

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 Richon 38.8% couple families
Mount Richon — Couple Families: 38.8% Mount Richon — Lone Person: 44.8% Mount Richon — One Parent Families: 14.0% Mount Richon — Group Household: 2.3% Mount Richon — Other Families: 0.0%
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 Richon 10.5% renting
Mount Richon — Owned Outright: 47.7% Mount Richon — Mortgage: 41.8% Mount Richon — Renting: 10.5%
Owned outright Mortgage Renting

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 Richon
England 13.8% / 15.4%
Bedfordale — England: 13.8% Mount Richon — England: 15.4%
New Zealand 2.7% / 3.0%
Bedfordale — New Zealand: 2.7% Mount Richon — New Zealand: 3.0%
South Africa 2.2% / 1.9%
Bedfordale — South Africa: 2.2% Mount Richon — South Africa: 1.9%
Scotland 1.0% / 1.6%
Bedfordale — Scotland: 1.0% Mount Richon — Scotland: 1.6%
Netherlands 1.0% / 1.1%
Bedfordale — Netherlands: 1.0% Mount Richon — Netherlands: 1.1%

Bars are drawn against the largest share shown (15.4%).

Qualifications

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

Bedfordale Mount Richon
Certificate III & IV 19.7% / 20.0%
Bedfordale — Certificate III & IV: 19.7% Mount Richon — Certificate III & IV: 20.0%
Bachelor Degree 9.7% / 7.6%
Bedfordale — Bachelor Degree: 9.7% Mount Richon — Bachelor Degree: 7.6%
Advanced Diploma / Diploma 8.9% / 7.8%
Bedfordale — Advanced Diploma / Diploma: 8.9% Mount Richon — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 2.3% / 2.5%
Bedfordale — Postgraduate Degree: 2.3% Mount Richon — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate 1.8% / 1.6%
Bedfordale — Graduate Diploma / Certificate: 1.8% Mount Richon — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (20.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bedfordale 99.2% houses
Bedfordale — Houses: 99.2% Bedfordale — Flats / Apartments: 0.8% Bedfordale — Townhouses: 0.0%
Mount Richon 77.0% houses
Mount Richon — Houses: 77.0% Mount Richon — Flats / Apartments: 22.2% Mount Richon — Townhouses: 0.8%
Houses Flats / Apartments Townhouses

Property market

Bedfordale Mount Richon
Median house price $1,350,000 $847,500
Median unit price — $257,500
Median land price $1,000,000 $495,000
Typical days to sell (houses) 11 days
from 28 sales
 21 days
from 25 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 Richon
3 bed $1M / $720K
Bedfordale — 3 bed: $1M (9 sales) Mount Richon — 3 bed: $720K (39 sales)

9 vs 39 sales

4 bed $1.39M / $962K
Bedfordale — 4 bed: $1.39M (43 sales) Mount Richon — 4 bed: $962K (32 sales)

43 vs 32 sales

5 bed $1.7M / $1.23M
Bedfordale — 5 bed: $1.7M (15 sales) Mount Richon — 5 bed: $1.23M (8 sales)

15 vs 8 sales

Development activity

Bedfordale Mount Richon
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 Richon
Houses 3.7%
$1,175/wk on $1.65M
 3.8%
$645/wk on $889K
Units —
same for both

Ranking within WA

Bedfordale Mount Richon
House price —
same for both
Income Higher than 94% of WA Higher than 37% of WA
Schools —
same for both
Walkability Higher than 69% of WA Higher than 80% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA
same for both
NBN connectivity Higher than 78% of WA
same for both
Rental yield (houses) Higher than 19% of WA Higher than 20% of WA

Liveability

Mount Richon is more walkable (38 vs 7); Bedfordale scores higher overall (58 vs 42).

Bedfordale Mount Richon
Grade B C
Score 58/100 42/100
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 5/10

Risk profile

Mount Richon carries more bushfire risk (84 vs 65).

Bedfordale Mount Richon
Bushfire Moderate
65/100
 High
84/100
Crime Low
37/100
 Moderate
45/100
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 Richon
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 Richon

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

Amenities in the suburb

Bedfordale Mount Richon
Parks & reserves 2 0
Childcare 3 0
Fuel stations 1
same for both
Waterways 2 0

Mobility

Bedfordale sits further from the CBD (40.2 km vs 34.6 km).

Bedfordale Mount Richon
Walkability score 7/100 38/100
Distance to Perth 40.2 km
+14% vs other
 34.6 km
Drive time (normal traffic) 44 min 40 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 Richon
Car (driver) 78.2% / 78.9%
Bedfordale — Car (driver): 78.2% Mount Richon — Car (driver): 78.9%
Worked from Home 11.3% / 8.9%
Bedfordale — Worked from Home: 11.3% Mount Richon — Worked from Home: 8.9%
Car (passenger) 4.7% / 4.3%
Bedfordale — Car (passenger): 4.7% Mount Richon — Car (passenger): 4.3%
Train 3.3% / 3.6%
Bedfordale — Train: 3.3% Mount Richon — Train: 3.6%
Bus 1.2% / 1.3%
Bedfordale — Bus: 1.2% Mount Richon — Bus: 1.3%
Walked Only 0.9% / 1.5%
Bedfordale — Walked Only: 0.9% Mount Richon — Walked Only: 1.5%

Bars are drawn against the largest share shown (78.9%).

Setting

Bedfordale Mount Richon
Elevation 290 m
above sea level, at the suburb centre
 129 m
above sea level, at the suburb centre
Distance to the ocean 27.5 km 23.2 km

NBN connectivity

Bedfordale Mount Richon
Connectivity score 65/100 64/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 37%
1,061 premises
 35%
990 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bedfordale Mount Richon
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 Richon

Outer Retirees

More comparisons

Other comparisons with Bedfordale

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

Other comparisons with Mount Richon

Mount Richon vs Armadale Mount Richon vs Wungong
Full data on Bedfordale Full data on Mount Richon
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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