Beldon vs Edgewater

Beldon is the younger of the two, with a median age of 37 against 41 in Edgewater. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families.

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

Edgewater

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (13 vs 5)
  • carries lower crime risk (47/100 vs 63/100)
  • But Beldon has more schools rated above their peers (1 vs 0)

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

Beldon

ahead on the one thing that separates them

  • is more walkable (81/100 vs 72/100)

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

Downsizers and retirees

Edgewater

ahead on 3 of the 5 things we measure here

  • has more GPs (4 vs 2)
  • has more residents already 65 and over (20% vs 13%)
  • carries lower crime risk (47/100 vs 63/100)
  • But Beldon is more walkable (81/100 vs 72/100)

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

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

Beldon Edgewater
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.

Beldon Edgewater
Walkability 81 / 72
Beldon — Walkability: 81/100 Edgewater — Walkability: 72/100
Safety 37 / 53
Beldon — Safety: 37/100 Edgewater — Safety: 53/100
Low fire risk 11 / 38
Beldon — Low fire risk: 11/100 Edgewater — Low fire risk: 38/100
Low flood risk 100 / 100
Beldon — Low flood risk: 100/100 Edgewater — Low flood risk: 100/100

Demographics

Edgewater skews older (41 vs 37).

Beldon Edgewater
Population 4,094 4,657
+14% vs other
Population trend (2016 → 2021) +3.8% +3.3%
Median age 37 41
Median household income $99,060/yr $104,832/yr
+6% vs other
Median weekly rent $370/wk $390/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Beldon Edgewater
0-4 7.5% / 5.8%
Beldon — 0-4: 7.5% Edgewater — 0-4: 5.8%
5-14 12.0% / 13.3%
Beldon — 5-14: 12.0% Edgewater — 5-14: 13.3%
15-19 5.5% / 5.0%
Beldon — 15-19: 5.5% Edgewater — 15-19: 5.0%
20-24 5.0% / 4.7%
Beldon — 20-24: 5.0% Edgewater — 20-24: 4.7%
25-34 15.9% / 11.3%
Beldon — 25-34: 15.9% Edgewater — 25-34: 11.3%
35-44 16.2% / 14.0%
Beldon — 35-44: 16.2% Edgewater — 35-44: 14.0%
45-54 12.2% / 12.0%
Beldon — 45-54: 12.2% Edgewater — 45-54: 12.0%
55-64 12.5% / 14.1%
Beldon — 55-64: 12.5% Edgewater — 55-64: 14.1%
65-74 9.3% / 11.8%
Beldon — 65-74: 9.3% Edgewater — 65-74: 11.8%
75-84 3.0% / 5.8%
Beldon — 75-84: 3.0% Edgewater — 75-84: 5.8%
85+ 0.9% / 2.1%
Beldon — 85+: 0.9% Edgewater — 85+: 2.1%

Bars are drawn against the largest share shown (16.2%).

Who lives together

Household composition, 2021 Census.

Beldon 46.5% couple families
Beldon — Couple Families: 46.5% Beldon — Lone Person: 31.5% Beldon — One Parent Families: 17.2% Beldon — Group Household: 3.3% Beldon — Other Families: 1.5%
Edgewater 51.3% couple families
Edgewater — Couple Families: 51.3% Edgewater — Lone Person: 29.4% Edgewater — One Parent Families: 14.0% Edgewater — Group Household: 4.3% Edgewater — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Beldon 20.3% renting
Beldon — Owned Outright: 28.7% Beldon — Mortgage: 51.0% Beldon — Renting: 20.3%
Edgewater 16.2% renting
Edgewater — Owned Outright: 36.4% Edgewater — Mortgage: 47.4% Edgewater — Renting: 16.2%
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.

Beldon Edgewater
England 11.5% / 17.9%
Beldon — England: 11.5% Edgewater — England: 17.9%
New Zealand 3.2% / 3.1%
Beldon — New Zealand: 3.2% Edgewater — New Zealand: 3.1%
South Africa 2.0% / 3.3%
Beldon — South Africa: 2.0% Edgewater — South Africa: 3.3%
Ireland 2.2% / 1.8%
Beldon — Ireland: 2.2% Edgewater — Ireland: 1.8%
Scotland 1.2% / 2.1%
Beldon — Scotland: 1.2% Edgewater — Scotland: 2.1%

Bars are drawn against the largest share shown (17.9%).

Qualifications

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

Beldon Edgewater
Certificate III & IV 19.0% / 15.7%
Beldon — Certificate III & IV: 19.0% Edgewater — Certificate III & IV: 15.7%
Bachelor Degree 11.3% / 14.5%
Beldon — Bachelor Degree: 11.3% Edgewater — Bachelor Degree: 14.5%
Advanced Diploma / Diploma 8.1% / 8.5%
Beldon — Advanced Diploma / Diploma: 8.1% Edgewater — Advanced Diploma / Diploma: 8.5%
Postgraduate Degree 2.1% / 4.5%
Beldon — Postgraduate Degree: 2.1% Edgewater — Postgraduate Degree: 4.5%
Graduate Diploma / Certificate 1.4% / 3.0%
Beldon — Graduate Diploma / Certificate: 1.4% Edgewater — Graduate Diploma / Certificate: 3.0%

Bars are drawn against the largest share shown (19.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Beldon 94.4% houses
Beldon — Houses: 94.4% Beldon — Townhouses: 5.1% Beldon — Flats / Apartments: 0.4%
Edgewater 95.3% houses
Edgewater — Houses: 95.3% Edgewater — Townhouses: 4.2% Edgewater — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Beldon Edgewater
Median house price $990,000 $1,003,000
Median unit price — $730,023
Median land price —
same for both
Typical days to sell (houses) 18 days
from 26 sales
 6 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.

Beldon Edgewater
3 bed $958K / $902K
Beldon — 3 bed: $958K (36 sales) Edgewater — 3 bed: $902K (44 sales)

36 vs 44 sales

4 bed $1.06M / $1.15M
Beldon — 4 bed: $1.06M (22 sales) Edgewater — 4 bed: $1.15M (45 sales)

22 vs 45 sales

Development activity

Beldon Edgewater
New dwellings approved 463
across Joondalup
same for both
Approvals change year on year +53%
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.

Beldon Edgewater
Houses 4.2%
$800/wk on $999K
 4.1%
$780/wk on $1,000K
Units —
same for both

Ranking within WA

Beldon Edgewater
House price —
same for both
Income Higher than 66% of WA Higher than 71% of WA
Schools Higher than 56% of WA —
Walkability Higher than 95% of WA Higher than 91% of WA
Affordability —
same for both
EV adoption Higher than 82% of WA
same for both
NBN connectivity Higher than 88% of WA Higher than 87% of WA
Rental yield (houses) Higher than 36% of WA Higher than 28% of WA

Liveability

Edgewater scores higher overall (64 vs 49); Beldon is more walkable (81 vs 72).

Beldon Edgewater
Grade B
same for both
Score 49/100 64/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 8/10

Risk profile

Beldon carries more bushfire risk (89 vs 62); Beldon carries more crime risk (63 vs 47).

Beldon Edgewater
Bushfire High
89/100
 Moderate
62/100
Crime Moderate
63/100
 Moderate
47/100
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 4
within 5 km
same for both

Schools

Beldon Edgewater
Inside the suburb 4 2
Rated above peers 1 0
Rated at peers 1 2
Rated below peers 0
same for both
Universities within 10 km 1
ECU Joondalup Campus, 4.2 km
 1
ECU Joondalup Campus, 3.2 km
Full-time students aged 15–24 1.5% 1.8%

Schools in Beldon

  • Beldon Primary School Government · Primary above peers
  • Belridge Secondary College Government · Secondary at peers
  • Beldon Education Support Centre Government · Primary · Special school
  • Belridge Secondary Education Support Centre Government · Secondary · Special school

Schools in Edgewater

  • Edgewater Primary School Government · Primary at peers
  • Mater Dei College Catholic · Secondary at peers

Amenities in the suburb

Beldon Edgewater
Supermarkets 2 1
Cafes & restaurants 3 0
Parks & reserves 5 13
Childcare 3 4
GPs 2 4
Pharmacies 2 3
Banks & Bank@Post 1 0
Fuel stations 1 3
EV chargers 0 1

Mobility

Beldon Edgewater
Walkability score 81/100 72/100
Distance to Perth 25 km
+1% vs other
 24.7 km
Drive time (normal traffic) 23 min
same for both
Public transport score 78/100
Bus
 93/100
Rail · Bus
Peak arrivals per hour 46.0
7-9am + 5-7pm
 95.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.1%
postcode 6027
same for both
Rooftop solar per 100 dwellings 61
postcode 6027
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.

Beldon Edgewater
Car (driver) 75.1% / 71.3%
Beldon — Car (driver): 75.1% Edgewater — Car (driver): 71.3%
Worked from Home 9.3% / 10.9%
Beldon — Worked from Home: 9.3% Edgewater — Worked from Home: 10.9%
Train 6.8% / 10.6%
Beldon — Train: 6.8% Edgewater — Train: 10.6%
Car (passenger) 5.3% / 4.4%
Beldon — Car (passenger): 5.3% Edgewater — Car (passenger): 4.4%
Bus 2.0% / 1.1%
Beldon — Bus: 2.0% Edgewater — Bus: 1.1%

Bars are drawn against the largest share shown (75.1%).

Setting

Beldon Edgewater
Elevation 45 m
above sea level, at the suburb centre
 71 m
above sea level, at the suburb centre
Distance to the ocean 2.9 km 5.2 km

NBN connectivity

Beldon Edgewater
Connectivity score 75/100 74/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 0%
1,770 premises
 53%
2,108 premises

Climate

Beldon Edgewater
Annual rainfall 716 mm 650 mm
Summer max (Jan) 29.8°C —
Winter min (Jul) 10.4°C —

Council rates

Beldon Edgewater
Average residential rate $1,782/yr
same for both
Council Joondalup
same for both

Federal electorate

Beldon Edgewater
Division Moore
same for both
Member Tom French
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Beldon Edgewater
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Beldon

Coastal Outer Parks Quiet

Edgewater

Easy Commute Large Blocks Outer Parks Transport Hub

More comparisons

Other comparisons with Beldon

Beldon vs Woodvale Beldon vs Ocean Reef Beldon vs Heathridge Beldon vs Craigie Beldon vs Mullaloo Beldon vs Kallaroo

Other comparisons with Edgewater

Edgewater vs Wanneroo Edgewater vs Woodvale Edgewater vs Joondalup Edgewater vs Heathridge Edgewater vs Craigie
Full data on Beldon Full data on Edgewater
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