Beldon vs Ocean Reef

Beldon is the younger of the two, with a median age of 37 against 44 in Ocean Reef. In both, the large majority of households own their home and the large majority of homes are detached houses. In Beldon, about half of households are couple families. In Ocean Reef, most households are couple families. Houses cost more in Ocean Reef: a median of $1.51 million, against $990,000 in Beldon, and rent is higher there too. Beldon is closer to the city centre: 25 km, against 28.6 km. On these figures, Beldon tends to suit people living alone and buyers on a tighter budget, while Ocean Reef suits couples.

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

Ocean Reef

ahead on 4 of the 6 things we measure here

  • has more childcare (6 vs 3)
  • carries lower crime risk (32/100 vs 63/100)
  • has more parks and reserves (9 vs 5)
  • 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

Beldon

ahead on the one thing that separates them

  • has cheaper houses ($990,000 vs $1,507,500)

Weighs house prices and mortgage stress.

Renters

Beldon

ahead on the one thing that separates them

  • has cheaper rent ($370/wk vs $525/wk)

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

Commuting to the city

Beldon

ahead on the one thing that separates them

  • sits closer to the CBD (25 km vs 28.6 km)

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

Downsizers and retirees

Ocean Reef

ahead on the one thing that separates them

  • carries lower crime risk (32/100 vs 63/100)

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 Ocean Reef 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 Ocean Reef
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 Ocean Reef
Walkability 81 / 81
Beldon — Walkability: 81/100 Ocean Reef — Walkability: 81/100
Safety 37 / 68
Beldon — Safety: 37/100 Ocean Reef — Safety: 68/100
Low fire risk 11 / 17
Beldon — Low fire risk: 11/100 Ocean Reef — Low fire risk: 17/100
Low flood risk 100 / 100
Beldon — Low flood risk: 100/100 Ocean Reef — Low flood risk: 100/100

Demographics

Ocean Reef has more residents (8,125 vs 4,094); Ocean Reef rents higher ($525/wk vs $370/wk).

Beldon Ocean Reef
Population 4,094 8,125
+98% vs other
Population trend (2016 → 2021) +3.8% +3.6%
Median age 37 44
Median household income $99,060/yr $128,960/yr
+30% vs other
Median weekly rent $370/wk $525/wk
+42% vs other

Age profile

Share of residents in each band, 2021 Census.

Beldon Ocean Reef
0-4 7.5% / 4.0%
Beldon — 0-4: 7.5% Ocean Reef — 0-4: 4.0%
5-14 12.0% / 13.4%
Beldon — 5-14: 12.0% Ocean Reef — 5-14: 13.4%
15-19 5.5% / 7.6%
Beldon — 15-19: 5.5% Ocean Reef — 15-19: 7.6%
20-24 5.0% / 6.2%
Beldon — 20-24: 5.0% Ocean Reef — 20-24: 6.2%
25-34 15.9% / 7.7%
Beldon — 25-34: 15.9% Ocean Reef — 25-34: 7.7%
35-44 16.2% / 11.5%
Beldon — 35-44: 16.2% Ocean Reef — 35-44: 11.5%
45-54 12.2% / 15.9%
Beldon — 45-54: 12.2% Ocean Reef — 45-54: 15.9%
55-64 12.5% / 15.5%
Beldon — 55-64: 12.5% Ocean Reef — 55-64: 15.5%
65-74 9.3% / 12.2%
Beldon — 65-74: 9.3% Ocean Reef — 65-74: 12.2%
75-84 3.0% / 4.4%
Beldon — 75-84: 3.0% Ocean Reef — 75-84: 4.4%
85+ 0.9% / 1.5%
Beldon — 85+: 0.9% Ocean Reef — 85+: 1.5%

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%
Ocean Reef 66.0% couple families
Ocean Reef — Couple Families: 66.0% Ocean Reef — Lone Person: 18.0% Ocean Reef — One Parent Families: 12.8% Ocean Reef — Group Household: 2.6% Ocean Reef — Other Families: 0.6%
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%
Ocean Reef 12.3% renting
Ocean Reef — Owned Outright: 42.1% Ocean Reef — Mortgage: 45.6% Ocean Reef — Renting: 12.3%
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 Ocean Reef
England 11.5% / 18.0%
Beldon — England: 11.5% Ocean Reef — England: 18.0%
South Africa 2.0% / 4.5%
Beldon — South Africa: 2.0% Ocean Reef — South Africa: 4.5%
New Zealand 3.2% / 2.5%
Beldon — New Zealand: 3.2% Ocean Reef — New Zealand: 2.5%
Ireland 2.2% / 1.6%
Beldon — Ireland: 2.2% Ocean Reef — Ireland: 1.6%
Scotland 1.2% / 2.5%
Beldon — Scotland: 1.2% Ocean Reef — Scotland: 2.5%

Bars are drawn against the largest share shown (18.0%).

Qualifications

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

Beldon Ocean Reef
Certificate III & IV 19.0% / 15.4%
Beldon — Certificate III & IV: 19.0% Ocean Reef — Certificate III & IV: 15.4%
Bachelor Degree 11.3% / 15.2%
Beldon — Bachelor Degree: 11.3% Ocean Reef — Bachelor Degree: 15.2%
Advanced Diploma / Diploma 8.1% / 9.7%
Beldon — Advanced Diploma / Diploma: 8.1% Ocean Reef — Advanced Diploma / Diploma: 9.7%
Postgraduate Degree 2.1% / 4.3%
Beldon — Postgraduate Degree: 2.1% Ocean Reef — Postgraduate Degree: 4.3%
Graduate Diploma / Certificate 1.4% / 2.0%
Beldon — Graduate Diploma / Certificate: 1.4% Ocean Reef — Graduate Diploma / Certificate: 2.0%

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%
Ocean Reef 95.8% houses
Ocean Reef — Houses: 95.8% Ocean Reef — Townhouses: 4.0% Ocean Reef — Flats / Apartments: 0.3%
Houses Townhouses Flats / Apartments

Property market

Beldon Ocean Reef
Median house price $990,000 $1,507,500
Median unit price —
same for both
Median land price — $967,500
Typical days to sell (houses) 18 days
from 26 sales
 15 days
from 63 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 Ocean Reef
3 bed $958K / $1.3M
Beldon — 3 bed: $958K (36 sales) Ocean Reef — 3 bed: $1.3M (16 sales)

36 vs 16 sales

4 bed $1.06M / $1.5M
Beldon — 4 bed: $1.06M (22 sales) Ocean Reef — 4 bed: $1.5M (63 sales)

22 vs 63 sales

Development activity

Beldon Ocean Reef
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 Ocean Reef
Houses 4.2%
$800/wk on $999K
 4.2%
$1,200/wk on $1.5M
Units —
same for both

Ranking within WA

Beldon Ocean Reef
House price —
same for both
Income Higher than 66% of WA Higher than 91% of WA
Schools Higher than 56% of WA Higher than 4% of WA
Walkability Higher than 95% of WA
same for both
Affordability —
same for both
EV adoption Higher than 82% of WA Higher than 81% of WA
NBN connectivity Higher than 88% of WA Higher than 87% of WA
Rental yield (houses) Higher than 36% of WA Higher than 37% of WA

Liveability

Ocean Reef scores higher overall (56 vs 49).

Beldon Ocean Reef
Grade B
same for both
Score 49/100 56/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 10/10

Risk profile

Beldon carries more crime risk (63 vs 32).

Beldon Ocean Reef
Bushfire High
89/100
 High
83/100
Crime Moderate
63/100
 Low
32/100
Flood None
0/100
same for both
Coastal erosion None
0/100
 Moderate
46/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
same for both

Schools

Beldon Ocean Reef
Inside the suburb 4 5
Rated above peers 1 0
Rated at peers 1 3
Rated below peers 0 2
Universities within 10 km 1
ECU Joondalup Campus, 4.2 km
 1
ECU Joondalup Campus, 4.0 km
Full-time students aged 15–24 1.5% 2.6%

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 Ocean Reef

  • Beaumaris Primary School Government · Primary at peers
  • Ocean Reef Senior High School Government · Secondary at peers
  • Prendiville Catholic College Catholic · Secondary at peers
  • Ocean Reef Primary School Government · Primary below peers
  • St Simon Peter Catholic Primary School Catholic · Primary below peers

Amenities in the suburb

Beldon Ocean Reef
Supermarkets 2 1
Cafes & restaurants 3 1
Parks & reserves 5 9
Childcare 3 6
GPs 2 3
Pharmacies 2
same for both
Banks & Bank@Post 1
same for both
Fuel stations 1 2

Mobility

Ocean Reef sits further from the CBD (28.6 km vs 25 km).

Beldon Ocean Reef
Walkability score 81/100
same for both
Distance to Perth 25 km 28.6 km
+14% vs other
Drive time (normal traffic) 23 min 26 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 46.0
7-9am + 5-7pm
 123.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
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 Ocean Reef
Car (driver) 75.1% / 72.5%
Beldon — Car (driver): 75.1% Ocean Reef — Car (driver): 72.5%
Worked from Home 9.3% / 12.2%
Beldon — Worked from Home: 9.3% Ocean Reef — Worked from Home: 12.2%
Train 6.8% / 8.2%
Beldon — Train: 6.8% Ocean Reef — Train: 8.2%
Car (passenger) 5.3% / 4.7%
Beldon — Car (passenger): 5.3% Ocean Reef — Car (passenger): 4.7%
Bus 2.0% / 1.1%
Beldon — Bus: 2.0% Ocean Reef — Bus: 1.1%

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

Setting

Beldon Ocean Reef
Elevation 45 m
above sea level, at the suburb centre
 35 m
above sea level, at the suburb centre
Distance to the ocean 2.9 km 805 m

NBN connectivity

Beldon Ocean Reef
Connectivity score 75/100
same for both
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 0%
1,770 premises
 0%
3,017 premises

Climate

Beldon Ocean Reef
Annual rainfall 716 mm
same for both
Summer max (Jan) 29.8°C
same for both
Winter min (Jul) 10.4°C
same for both

Council rates

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

Federal electorate

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

First Home Owner Grant

Beldon Ocean Reef
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

Ocean Reef

Coastal Large Blocks Outer Parks Premium Quiet

More comparisons

Other comparisons with Beldon

Beldon vs Woodvale Beldon vs Heathridge Beldon vs Craigie Beldon vs Mullaloo Beldon vs Kallaroo Beldon vs Edgewater

Other comparisons with Ocean Reef

Ocean Reef vs Heathridge Ocean Reef vs Currambine Ocean Reef vs Mullaloo Ocean Reef vs Iluka Ocean Reef vs Connolly
Full data on Beldon Full data on Ocean Reef
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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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