Bibra Lake vs North Lake

North Lake is the younger of the two, with a median age of 41 against 44 in Bibra Lake. In both, the large majority of households own their home and the large majority of homes are detached houses. In Bibra Lake, about half of households are couple families. In North Lake, most households are couple families. North Lake is closer to the city centre: 17.3 km, against 23.5 km. On these figures, Bibra Lake tends to suit people living alone, while North Lake 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

They split

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

  • Bibra Lake has more parks and reserves (8 vs 1)
  • North Lake carries lower crime risk (37/100 vs 72/100)

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

Bibra Lake

ahead on the one thing that separates them

  • has cheaper rent ($400/wk vs $450/wk)

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

Commuting to the city

North Lake

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (17.3 km vs 23.5 km)
  • has a shorter drive in (18 min vs 24 min)

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

Downsizers and retirees

Bibra Lake

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (15% vs 3%)
  • has more residents already 65 and over (21% vs 16%)
  • But North Lake carries lower crime risk (37/100 vs 72/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Bibra Lake North Lake
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.

Bibra Lake North Lake
Walkability 38 / 40
Bibra Lake — Walkability: 38/100 North Lake — Walkability: 40/100
Safety 28 / 63
Bibra Lake — Safety: 28/100 North Lake — Safety: 63/100
Low fire risk 68 / 58
Bibra Lake — Low fire risk: 68/100 North Lake — Low fire risk: 58/100
Low flood risk 100 / 100
Bibra Lake — Low flood risk: 100/100 North Lake — Low flood risk: 100/100

Demographics

Bibra Lake has more residents (5,892 vs 1,299); North Lake has higher household incomes ($126,568 vs $94,900).

Bibra Lake North Lake
Population 5,892
+78% vs other
 1,299
Population trend (2016 → 2021) +0.3%
same for both
Median age 44 41
Median household income $94,900/yr $126,568/yr
+33% vs other
Median weekly rent $400/wk $450/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Bibra Lake North Lake
0-4 5.3% / 4.6%
Bibra Lake — 0-4: 5.3% North Lake — 0-4: 4.6%
5-14 11.1% / 11.6%
Bibra Lake — 5-14: 11.1% North Lake — 5-14: 11.6%
15-19 6.1% / 6.4%
Bibra Lake — 15-19: 6.1% North Lake — 15-19: 6.4%
20-24 5.9% / 8.2%
Bibra Lake — 20-24: 5.9% North Lake — 20-24: 8.2%
25-34 10.8% / 9.9%
Bibra Lake — 25-34: 10.8% North Lake — 25-34: 9.9%
35-44 11.5% / 13.5%
Bibra Lake — 35-44: 11.5% North Lake — 35-44: 13.5%
45-54 14.3% / 13.1%
Bibra Lake — 45-54: 14.3% North Lake — 45-54: 13.1%
55-64 14.4% / 16.5%
Bibra Lake — 55-64: 14.4% North Lake — 55-64: 16.5%
65-74 10.8% / 10.2%
Bibra Lake — 65-74: 10.8% North Lake — 65-74: 10.2%
75-84 6.7% / 4.5%
Bibra Lake — 75-84: 6.7% North Lake — 75-84: 4.5%
85+ 3.2% / 1.0%
Bibra Lake — 85+: 3.2% North Lake — 85+: 1.0%

Bars are drawn against the largest share shown (16.5%).

Who lives together

Household composition, 2021 Census.

Bibra Lake 46.2% couple families
Bibra Lake — Couple Families: 46.2% Bibra Lake — Lone Person: 32.5% Bibra Lake — One Parent Families: 16.6% Bibra Lake — Group Household: 3.4% Bibra Lake — Other Families: 1.3%
North Lake 59.7% couple families
North Lake — Couple Families: 59.7% North Lake — Lone Person: 19.1% North Lake — One Parent Families: 14.4% North Lake — Group Household: 4.4% North Lake — Other Families: 2.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bibra Lake 14.9% renting
Bibra Lake — Owned Outright: 42.4% Bibra Lake — Mortgage: 42.7% Bibra Lake — Renting: 14.9%
North Lake 14.8% renting
North Lake — Owned Outright: 39.6% North Lake — Mortgage: 45.6% North Lake — Renting: 14.8%
Owned outright Mortgage Renting

Qualifications

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

Bibra Lake North Lake
Bachelor Degree 13.7% / 20.7%
Bibra Lake — Bachelor Degree: 13.7% North Lake — Bachelor Degree: 20.7%
Certificate III & IV 15.6% / 12.0%
Bibra Lake — Certificate III & IV: 15.6% North Lake — Certificate III & IV: 12.0%
Advanced Diploma / Diploma 8.6% / 7.5%
Bibra Lake — Advanced Diploma / Diploma: 8.6% North Lake — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 3.9% / 7.8%
Bibra Lake — Postgraduate Degree: 3.9% North Lake — Postgraduate Degree: 7.8%
Graduate Diploma / Certificate 2.0% / 2.1%
Bibra Lake — Graduate Diploma / Certificate: 2.0% North Lake — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (20.7%).

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.

Bibra Lake North Lake
England 8.2% / 5.9%
Bibra Lake — England: 8.2% North Lake — England: 5.9%
Malaysia 1.0% / 4.2%
Bibra Lake — Malaysia: 1.0% North Lake — Malaysia: 4.2%
South Africa 1.6% / 2.9%
Bibra Lake — South Africa: 1.6% North Lake — South Africa: 2.9%
New Zealand 2.1% / 1.6%
Bibra Lake — New Zealand: 2.1% North Lake — New Zealand: 1.6%
Singapore 1.1% / 2.2%
Bibra Lake — Singapore: 1.1% North Lake — Singapore: 2.2%
China 1.1% / 1.8%
Bibra Lake — China: 1.1% North Lake — China: 1.8%
India — / 2.2%
Bibra Lake — India: not among its largest North Lake — India: 2.2%

Bars are drawn against the largest share shown (8.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bibra Lake 84.7% houses
Bibra Lake — Houses: 84.7% Bibra Lake — Townhouses: 14.6% Bibra Lake — Flats / Apartments: 0.7%
North Lake 98.2% houses
North Lake — Houses: 98.2% North Lake — Townhouses: 3.1% North Lake — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Bibra Lake North Lake
Median house price $970,000 $1,040,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 42 days
from 40 sales
 16 days
from 12 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.

Bibra Lake North Lake
3 bed $885K / $909K
Bibra Lake — 3 bed: $885K (27 sales) North Lake — 3 bed: $909K (6 sales)

27 vs 6 sales

4 bed $1.03M / $1.07M
Bibra Lake — 4 bed: $1.03M (56 sales) North Lake — 4 bed: $1.07M (20 sales)

56 vs 20 sales

5 bed $1.21M / $1.43M
Bibra Lake — 5 bed: $1.21M (6 sales) North Lake — 5 bed: $1.43M (5 sales)

6 vs 5 sales

Development activity

Bibra Lake North Lake
New dwellings approved 1,395
across Cockburn
same for both
Approvals change year on year +14%
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.

Bibra Lake North Lake
Houses 4.2%
$850/wk on $1.05M
 —
Units —
same for both

Ranking within WA

Bibra Lake North Lake
House price —
same for both
Income Higher than 59% of WA Higher than 89% of WA
Schools Higher than 67% of WA —
Walkability Higher than 80% of WA
same for both
Affordability —
same for both
EV adoption Higher than 83% of WA
same for both
NBN connectivity Higher than 78% of WA Higher than 90% of WA
Rental yield (houses) Higher than 39% of WA —

Liveability

North Lake scores higher overall (74 vs 59).

Bibra Lake North Lake
Grade B A
Score 59/100 74/100
Socio-economic band advantaged area
decile 7/10
 very advantaged area
decile 10/10

Risk profile

Bibra Lake carries more crime risk (72 vs 37); North Lake carries more bushfire risk (42 vs 32).

Bibra Lake North Lake
Bushfire Low
32/100
 Moderate
42/100
Crime High
72/100
 Low
37/100
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 11
within 5 km
 16
within 5 km

Schools

Bibra Lake North Lake
Inside the suburb 3 1
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 1 0
Universities within 10 km 2
Murdoch University (Murdoch), 3.7 km
 2
Murdoch University (Murdoch), 1.3 km
Full-time students aged 15–24 2.4% 4.2%

Schools in Bibra Lake

  • Blue Gum Montessori School Independent · Primary above peers
  • Bibra Lake Primary School Government · Primary below peers
  • Perth Waldorf School Independent · Combined

Schools in North Lake

  • SEDA College WA (Lakeside) Independent · Secondary

Amenities in the suburb

Bibra Lake North Lake
Supermarkets 1 0
Cafes & restaurants 5 0
Parks & reserves 8 1
Childcare 4 0
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 3 0
Waterways 5 1

Mobility

Bibra Lake sits further from the CBD (23.5 km vs 17.3 km).

Bibra Lake North Lake
Walkability score 38/100 40/100
Distance to Perth 23.5 km
+26% vs other
 17.3 km
Drive time (normal traffic) 24 min 18 min
Public transport score 78/100
Bus
 58/100
Bus
Peak arrivals per hour 162.0
7-9am + 5-7pm
 20.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 1.2%
postcode 6163
same for both
Rooftop solar per 100 dwellings 49
postcode 6163
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.

Bibra Lake North Lake
Car (driver) 77.4% / 74.6%
Bibra Lake — Car (driver): 77.4% North Lake — Car (driver): 74.6%
Worked from Home 8.5% / 9.5%
Bibra Lake — Worked from Home: 8.5% North Lake — Worked from Home: 9.5%
Train 5.3% / 7.5%
Bibra Lake — Train: 5.3% North Lake — Train: 7.5%
Car (passenger) 5.3% / 5.2%
Bibra Lake — Car (passenger): 5.3% North Lake — Car (passenger): 5.2%
Bus 2.4% / 1.1%
Bibra Lake — Bus: 2.4% North Lake — Bus: 1.1%
Bicycle 0.6% / 1.6%
Bibra Lake — Bicycle: 0.6% North Lake — Bicycle: 1.6%

Bars are drawn against the largest share shown (77.4%).

Setting

Bibra Lake North Lake
Elevation 21 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 5.3 km 7.1 km

NBN connectivity

Bibra Lake North Lake
Connectivity score 65/100 77/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 17%
4,094 premises
 58%
519 premises

Climate

Bibra Lake North Lake
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

Bibra Lake North Lake
Average residential rate $2,754/yr
same for both
Council Cockburn
same for both

Federal electorate

Bibra Lake North Lake
Division Fremantle
same for both
Member Josh Wilson
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bibra Lake North Lake
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Bibra Lake

Middle-Ring Quiet River

North Lake

Large Blocks Middle-Ring Professionals

More comparisons

Other comparisons with Bibra Lake

Bibra Lake vs Hamilton Hill Bibra Lake vs Spearwood Bibra Lake vs Leeming Bibra Lake vs Yangebup Bibra Lake vs South Lake Bibra Lake vs Coolbellup

Other comparisons with North Lake

North Lake vs Leeming North Lake vs Kardinya North Lake vs Coolbellup North Lake vs Murdoch North Lake vs Jandakot
Full data on Bibra Lake Full data on North Lake
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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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