Bentley vs Waterford

Bentley is the younger of the two, with a median age of 32 against 41 in Waterford. In Bentley, most households rent and about half of households are people living alone. In Waterford, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Waterford: a median of $1.62 million, against $791,000 in Bentley, and rent is higher there too. On these figures, Bentley tends to suit renters, young adults, and people living alone, while Waterford suits couples.

Bentley and Waterford are both close to Perth's CBD, but they serve quite different buyer profiles. Waterford has significantly higher household incomes ($119,652 vs $63,024), substantially higher property prices, and a stronger liveability score of 61 compared to Bentley's 49. However, Bentley offers better walkability (77 vs 69), lower environmental risks—particularly bushfire (0 vs 31) and flood risk (0 vs 75)—and a higher rental yield on houses at 4.9%. Bentley suits buyers prioritising affordability and walkable neighbourhoods, while Waterford appeals to those with higher incomes seeking premium properties in a more established area.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

They split

one each way, out of the 6 things we measure here

  • Bentley has more parks and reserves (34 vs 5)
  • Waterford has more separate houses rather than flats (90% vs 37%)

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

First-home buyers

Bentley

ahead on 2 of the 4 things we measure here

  • has cheaper houses ($790,756 vs $1,620,000)
  • has cheaper units ($582,000 vs $1,059,500)
  • But Waterford has cheaper land ($927,500 vs $1,400,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Bentley

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (65% vs 16%)
  • has cheaper rent ($320/wk vs $410/wk)
  • But Waterford leaves renters under less rental stress (18% vs 26%)

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

Commuting to the city

Bentley

ahead on the one thing that separates them

  • is more walkable (77/100 vs 69/100)

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

Downsizers and retirees

Bentley

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (63% vs 10%)
  • has more GPs (2 vs 0)
  • is more walkable (77/100 vs 69/100)
  • But Waterford carries lower crime risk (55/100 vs 89/100)

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

Investors

Bentley

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.9% vs 3.1%)

Weighs house yield and population growth.

Where they sit

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

Bentley Waterford
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.

Bentley Waterford
Walkability 77 / 69
Bentley — Walkability: 77/100 Waterford — Walkability: 69/100
Safety 11 / 45
Bentley — Safety: 11/100 Waterford — Safety: 45/100
Low fire risk 100 / 69
Bentley — Low fire risk: 100/100 Waterford — Low fire risk: 69/100
Low flood risk 100 / 25
Bentley — Low flood risk: 100/100 Waterford — Low flood risk: 25/100

Demographics

Bentley has more residents (9,051 vs 2,460); Waterford has higher household incomes ($119,652 vs $63,024).

Bentley Waterford
Population 9,051
+73% vs other
 2,460
Population trend (2016 → 2021) +3.1% +8.0%
Median age 32 41
Median household income $63,024/yr $119,652/yr
+90% vs other
Median weekly rent $320/wk $410/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Bentley Waterford
0-4 3.7% / 4.5%
Bentley — 0-4: 3.7% Waterford — 0-4: 4.5%
5-14 6.1% / 10.1%
Bentley — 5-14: 6.1% Waterford — 5-14: 10.1%
15-19 4.9% / 5.7%
Bentley — 15-19: 4.9% Waterford — 15-19: 5.7%
20-24 16.2% / 9.2%
Bentley — 20-24: 16.2% Waterford — 20-24: 9.2%
25-34 24.3% / 12.6%
Bentley — 25-34: 24.3% Waterford — 25-34: 12.6%
35-44 11.7% / 11.0%
Bentley — 35-44: 11.7% Waterford — 35-44: 11.0%
45-54 6.7% / 11.2%
Bentley — 45-54: 6.7% Waterford — 45-54: 11.2%
55-64 5.2% / 14.1%
Bentley — 55-64: 5.2% Waterford — 55-64: 14.1%
65-74 6.0% / 13.7%
Bentley — 65-74: 6.0% Waterford — 65-74: 13.7%
75-84 8.0% / 6.8%
Bentley — 75-84: 8.0% Waterford — 75-84: 6.8%
85+ 7.2% / 1.3%
Bentley — 85+: 7.2% Waterford — 85+: 1.3%

Bars are drawn against the largest share shown (24.3%).

Who lives together

Household composition, 2021 Census.

Bentley 19.2% couple families
Bentley — Couple Families: 19.2% Bentley — Lone Person: 48.6% Bentley — Group Household: 19.4% Bentley — One Parent Families: 9.1% Bentley — Other Families: 3.8%
Waterford 54.3% couple families
Waterford — Couple Families: 54.3% Waterford — Lone Person: 20.9% Waterford — Group Household: 8.8% Waterford — One Parent Families: 11.8% Waterford — Other Families: 4.2%
Couple Families Lone Person Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bentley 65.0% renting
Bentley — Owned Outright: 16.7% Bentley — Mortgage: 18.3% Bentley — Renting: 65.0%
Waterford 16.0% renting
Waterford — Owned Outright: 50.1% Waterford — Mortgage: 33.9% Waterford — Renting: 16.0%
Owned outright Mortgage Renting

Qualifications

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

Bentley Waterford
Bachelor Degree 16.8% / 24.9%
Bentley — Bachelor Degree: 16.8% Waterford — Bachelor Degree: 24.9%
Postgraduate Degree 8.3% / 11.5%
Bentley — Postgraduate Degree: 8.3% Waterford — Postgraduate Degree: 11.5%
Advanced Diploma / Diploma 7.9% / 8.9%
Bentley — Advanced Diploma / Diploma: 7.9% Waterford — Advanced Diploma / Diploma: 8.9%
Certificate III & IV 8.1% / 7.6%
Bentley — Certificate III & IV: 8.1% Waterford — Certificate III & IV: 7.6%
Graduate Diploma / Certificate 1.4% / 2.8%
Bentley — Graduate Diploma / Certificate: 1.4% Waterford — Graduate Diploma / Certificate: 2.8%

Bars are drawn against the largest share shown (24.9%).

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.

Bentley Waterford
Malaysia 5.0% / 8.8%
Bentley — Malaysia: 5.0% Waterford — Malaysia: 8.8%
India 5.7% / 3.5%
Bentley — India: 5.7% Waterford — India: 3.5%
China 3.4% / 5.4%
Bentley — China: 3.4% Waterford — China: 5.4%
England 3.7% / 4.8%
Bentley — England: 3.7% Waterford — England: 4.8%
Indonesia 2.7% / 3.5%
Bentley — Indonesia: 2.7% Waterford — Indonesia: 3.5%
Singapore — / 3.7%
Bentley — Singapore: not among its largest Waterford — Singapore: 3.7%

Bars are drawn against the largest share shown (8.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bentley 37.3% houses
Bentley — Houses: 37.3% Bentley — Townhouses: 48.6% Bentley — Flats / Apartments: 14.1%
Waterford 90.3% houses
Waterford — Houses: 90.3% Waterford — Townhouses: 9.7% Waterford — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Bentley Waterford
Median house price $790,756 $1,620,000
Median unit price $582,000 $1,059,500
Median land price $1,400,000 $927,500
Typical days to sell (houses) 38 days
from 74 sales
 19 days
from 11 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.

Bentley Waterford
3 bed $785K / $1.23M
Bentley — 3 bed: $785K (46 sales) Waterford — 3 bed: $1.23M (5 sales)

46 vs 5 sales

4 bed $836K / $1.6M
Bentley — 4 bed: $836K (47 sales) Waterford — 4 bed: $1.6M (19 sales)

47 vs 19 sales

5 bed $918K / $2.15M
Bentley — 5 bed: $918K (8 sales) Waterford — 5 bed: $2.15M (10 sales)

8 vs 10 sales

Development activity

Bentley Waterford
New dwellings approved 423
across Canning
 442
across South Perth
Approvals change year on year -3% +24%

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.

Bentley Waterford
Houses 4.9%
$805/wk on $850K
 3.1%
$872/wk on $1.48M
Units 6.1%
$698/wk on $599K
 —

Ranking within WA

Bentley Waterford
House price —
same for both
Income Higher than 21% of WA Higher than 86% of WA
Schools Higher than 26% of WA —
Walkability Higher than 93% of WA Higher than 90% of WA
Affordability —
same for both
EV adoption Higher than 88% of WA Higher than 97% of WA
NBN connectivity Higher than 77% of WA Higher than 95% of WA
Rental yield (houses) Higher than 80% of WA Higher than 8% of WA
Rental yield (units) Higher than 81% of WA —

Liveability

Waterford scores higher overall (61 vs 49); Bentley is more walkable (77 vs 69).

Bentley Waterford
Grade B
same for both
Score 49/100 61/100
Socio-economic band below-average income
decile 3/10
 very advantaged area
decile 10/10

Risk profile

Waterford carries more flood risk (75 vs 0); Waterford carries more bushfire risk (31 vs 0).

Bentley Waterford
Bushfire None
0/100
 Low
31/100
Crime High
89/100
 Moderate
55/100
Flood None
0/100
 High
75/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 14
within 5 km
 11
within 5 km

Schools

Bentley Waterford
Inside the suburb 4 1
Rated above peers 0
same for both
Rated at peers 2 0
Rated below peers 0
same for both
Universities within 10 km 3
Curtin University of Technology, 0.0 km
 3
Curtin University of Technology, 2.2 km
Full-time students aged 15–24 9.4% 5.2%

Schools in Bentley

  • Al-Hidayah Islamic School Independent · Primary at peers
  • Bentley Primary School Government · Primary at peers
  • Canning College Government · Secondary
  • School Of Special Educational Needs: Medical And Mental Health - Bentley Hospital Government · Combined · Special school

Schools in Waterford

  • Clontarf Aboriginal College Catholic · Secondary · Special school

Amenities in the suburb

Bentley Waterford
Supermarkets 4 0
Cafes & restaurants 16 0
Parks & reserves 34 5
Childcare 4 0
GPs 2 0
Pharmacies 3 0
Hospitals 1 0
Banks & Bank@Post 2 0
Fuel stations 3 0
EV chargers 2 0
Waterways 3 0

Mobility

Bentley Waterford
Walkability score 77/100 69/100
Distance to Perth 9.5 km 9.8 km
+3% vs other
Drive time (normal traffic) 16 min
same for both
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 622.0
7-9am + 5-7pm
 58.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.3%
postcode 6102
 2.4%
postcode 6152
Rooftop solar per 100 dwellings 27
postcode 6102
 37
postcode 6152

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.

Bentley Waterford
Car (driver) 70.1% / 70.4%
Bentley — Car (driver): 70.1% Waterford — Car (driver): 70.4%
Worked from Home 5.0% / 11.9%
Bentley — Worked from Home: 5.0% Waterford — Worked from Home: 11.9%
Bus 12.0% / 4.0%
Bentley — Bus: 12.0% Waterford — Bus: 4.0%
Car (passenger) 5.5% / 6.2%
Bentley — Car (passenger): 5.5% Waterford — Car (passenger): 6.2%
Train 3.9% / 4.6%
Bentley — Train: 3.9% Waterford — Train: 4.6%

Bars are drawn against the largest share shown (70.4%).

Setting

Bentley Waterford
Elevation 18 m
above sea level, at the suburb centre
 6 m
above sea level, at the suburb centre
Distance to the ocean 14.7 km
3.3 km to a named beach
 12.7 km
1.4 km to a named beach

NBN connectivity

Bentley Waterford
Connectivity score 64/100 88/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 34%
4,981 premises
 78%
1,018 premises

Climate

Bentley Waterford
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

Federal electorate

Bentley Waterford
Division Swan
same for both
Member Zaneta Mascarenhas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bentley Waterford
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Bentley

Easy Commute Inner Multicultural Parks Students Townhouses Transport Hub

Waterford

Easy Commute Inner Large Blocks Multicultural Parks Premium Professionals Quiet River Transport Hub

More comparisons

Other comparisons with Bentley

Bentley vs Como Bentley vs East Victoria Park Bentley vs Queens Park Bentley vs Cannington Bentley vs Wilson Bentley vs St James

Other comparisons with Waterford

Waterford vs Wilson Waterford vs Manning Waterford vs Salter Point Waterford vs Karawara
Full data on Bentley Full data on Waterford
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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