Bibra Lake vs Spearwood

Spearwood is the younger of the two, with a median age of 41 against 44 in Bibra Lake. In both, most households own their home and most homes are detached houses. In Bibra Lake, about half of households are couple families. On these figures, Bibra Lake tends to suit couples, while Spearwood suits people living alone.

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

Bibra Lake

ahead on 3 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • is already more of a family suburb (63% vs 52%)
  • has more separate houses rather than flats (85% vs 74%)

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

Spearwood

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (30% vs 15%)
  • has cheaper rent ($350/wk vs $400/wk)

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Bibra Lake has a shorter drive in (24 min vs 29 min)
  • Spearwood is more walkable (79/100 vs 38/100)

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

Downsizers and retirees

Spearwood

ahead on 3 of the 5 things we measure here

  • has more GPs (5 vs 1)
  • is more walkable (79/100 vs 38/100)
  • has more units and townhouses to downsize into (26% vs 15%)

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

Investors

Spearwood

ahead on the one thing that separates them

  • is growing faster (9.1% vs 0.3%)

Weighs house yield and population growth.

Where they sit

Bibra Lake and Spearwood 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 Spearwood
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 Spearwood
Walkability 38 / 79
Bibra Lake — Walkability: 38/100 Spearwood — Walkability: 79/100
Safety 28 / 24
Bibra Lake — Safety: 28/100 Spearwood — Safety: 24/100
Low fire risk 68 / 70
Bibra Lake — Low fire risk: 68/100 Spearwood — Low fire risk: 70/100
Low flood risk 100 / 100
Bibra Lake — Low flood risk: 100/100 Spearwood — Low flood risk: 100/100

Demographics

Spearwood has more residents (10,944 vs 5,892); Bibra Lake has higher household incomes ($94,900 vs $75,296).

Bibra Lake Spearwood
Population 5,892 10,944
+86% vs other
Population trend (2016 → 2021) +0.3% +9.1%
Median age 44 41
Median household income $94,900/yr
+21% vs other
 $75,296/yr
Median weekly rent $400/wk
+12% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

Bibra Lake Spearwood
0-4 5.3% / 5.7%
Bibra Lake — 0-4: 5.3% Spearwood — 0-4: 5.7%
5-14 11.1% / 9.6%
Bibra Lake — 5-14: 11.1% Spearwood — 5-14: 9.6%
15-19 6.1% / 4.6%
Bibra Lake — 15-19: 6.1% Spearwood — 15-19: 4.6%
20-24 5.9% / 6.5%
Bibra Lake — 20-24: 5.9% Spearwood — 20-24: 6.5%
25-34 10.8% / 14.3%
Bibra Lake — 25-34: 10.8% Spearwood — 25-34: 14.3%
35-44 11.5% / 12.9%
Bibra Lake — 35-44: 11.5% Spearwood — 35-44: 12.9%
45-54 14.3% / 13.0%
Bibra Lake — 45-54: 14.3% Spearwood — 45-54: 13.0%
55-64 14.4% / 12.2%
Bibra Lake — 55-64: 14.4% Spearwood — 55-64: 12.2%
65-74 10.8% / 10.8%
Bibra Lake — 65-74: 10.8% Spearwood — 65-74: 10.8%
75-84 6.7% / 7.2%
Bibra Lake — 75-84: 6.7% Spearwood — 75-84: 7.2%
85+ 3.2% / 3.2%
Bibra Lake — 85+: 3.2% Spearwood — 85+: 3.2%

Bars are drawn against the largest share shown (14.4%).

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%
Spearwood 34.8% couple families
Spearwood — Couple Families: 34.8% Spearwood — Lone Person: 41.6% Spearwood — One Parent Families: 16.9% Spearwood — Group Household: 5.1% Spearwood — Other Families: 1.6%
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%
Spearwood 29.6% renting
Spearwood — Owned Outright: 36.0% Spearwood — Mortgage: 34.5% Spearwood — Renting: 29.6%
Owned outright Mortgage Renting

Qualifications

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

Bibra Lake Spearwood
Certificate III & IV 15.6% / 17.7%
Bibra Lake — Certificate III & IV: 15.6% Spearwood — Certificate III & IV: 17.7%
Bachelor Degree 13.7% / 10.8%
Bibra Lake — Bachelor Degree: 13.7% Spearwood — Bachelor Degree: 10.8%
Advanced Diploma / Diploma 8.6% / 7.5%
Bibra Lake — Advanced Diploma / Diploma: 8.6% Spearwood — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 3.9% / 2.2%
Bibra Lake — Postgraduate Degree: 3.9% Spearwood — Postgraduate Degree: 2.2%
Graduate Diploma / Certificate 2.0% / 1.5%
Bibra Lake — Graduate Diploma / Certificate: 2.0% Spearwood — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (17.7%).

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 Spearwood
England 8.2% / 5.6%
Bibra Lake — England: 8.2% Spearwood — England: 5.6%
New Zealand 2.1% / 2.6%
Bibra Lake — New Zealand: 2.1% Spearwood — New Zealand: 2.6%
Philippines 0.8% / 3.5%
Bibra Lake — Philippines: 0.8% Spearwood — Philippines: 3.5%
Italy — / 3.9%
Bibra Lake — Italy: not among its largest Spearwood — Italy: 3.9%
South Africa 1.6% / 1.0%
Bibra Lake — South Africa: 1.6% Spearwood — South Africa: 1.0%
Singapore 1.1% / —
Bibra Lake — Singapore: 1.1% Spearwood — Singapore: not among its largest
China 1.1% / —
Bibra Lake — China: 1.1% Spearwood — China: not among its largest

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%
Spearwood 73.5% houses
Spearwood — Houses: 73.5% Spearwood — Townhouses: 20.9% Spearwood — Flats / Apartments: 5.5%
Houses Townhouses Flats / Apartments

Property market

Bibra Lake Spearwood
Median house price $970,000 $950,775
Median unit price — $513,500
Median land price — $710,000
Typical days to sell (houses) 42 days
from 40 sales
 25 days
from 137 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 Spearwood
3 bed $885K / $921K
Bibra Lake — 3 bed: $885K (27 sales) Spearwood — 3 bed: $921K (123 sales)

27 vs 123 sales

4 bed $1.03M / $1.19M
Bibra Lake — 4 bed: $1.03M (56 sales) Spearwood — 4 bed: $1.19M (70 sales)

56 vs 70 sales

5 bed $1.21M / $1.29M
Bibra Lake — 5 bed: $1.21M (6 sales) Spearwood — 5 bed: $1.29M (9 sales)

6 vs 9 sales

Development activity

Bibra Lake Spearwood
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 Spearwood
Houses 4.2%
$850/wk on $1.05M
 4.3%
$750/wk on $900K
Units — 5.6%
$650/wk on $604K

Ranking within WA

Bibra Lake Spearwood
House price —
same for both
Income Higher than 59% of WA Higher than 37% of WA
Schools Higher than 67% of WA Higher than 2% of WA
Walkability Higher than 80% of WA Higher than 94% of WA
Affordability —
same for both
EV adoption Higher than 83% of WA Higher than 82% of WA
NBN connectivity Higher than 78% of WA Higher than 85% of WA
Rental yield (houses) Higher than 39% of WA Higher than 48% of WA
Rental yield (units) — Higher than 60% of WA

Liveability

Spearwood is more walkable (79 vs 38); Bibra Lake scores higher overall (59 vs 47).

Bibra Lake Spearwood
Grade B C
Score 59/100 47/100
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 5/10

Risk profile

Bibra Lake Spearwood
Bushfire Low
32/100
 Low
30/100
Crime High
72/100
 High
76/100
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
 7
within 5 km

Schools

Bibra Lake Spearwood
Inside the suburb 3
same for both
Rated above peers 1 0
Rated at peers 0 1
Rated below peers 1 2
Universities within 10 km 2
Murdoch University (Murdoch), 3.7 km
 2
The University of Notre Dame Australia - Fremantle, 6.1 km
Full-time students aged 15–24 2.4% 1.7%

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 Spearwood

  • Newton Primary School Government · Primary at peers
  • Spearwood Alternative School Government · Primary below peers
  • Spearwood Primary School Government · Primary below peers

Amenities in the suburb

Bibra Lake Spearwood
Supermarkets 1 3
Cafes & restaurants 5 3
Parks & reserves 8 10
Childcare 4 5
GPs 1 5
Pharmacies 1 3
Banks & Bank@Post 1 2
Fuel stations 3 2
EV chargers 0 1
Waterways 5 1

Mobility

Bibra Lake Spearwood
Walkability score 38/100 79/100
Distance to Perth 23.5 km 25.2 km
+7% vs other
Drive time (normal traffic) 24 min 29 min
Public transport score 78/100
Bus
 94/100
Bus
Peak arrivals per hour 162.0
7-9am + 5-7pm
 298.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
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 Spearwood
Car (driver) 77.4% / 80.1%
Bibra Lake — Car (driver): 77.4% Spearwood — Car (driver): 80.1%
Worked from Home 8.5% / 6.5%
Bibra Lake — Worked from Home: 8.5% Spearwood — Worked from Home: 6.5%
Car (passenger) 5.3% / 5.8%
Bibra Lake — Car (passenger): 5.3% Spearwood — Car (passenger): 5.8%
Train 5.3% / 3.0%
Bibra Lake — Train: 5.3% Spearwood — Train: 3.0%
Bus 2.4% / 3.0%
Bibra Lake — Bus: 2.4% Spearwood — Bus: 3.0%

Bars are drawn against the largest share shown (80.1%).

Setting

Bibra Lake Spearwood
Elevation 21 m
above sea level, at the suburb centre
 19 m
above sea level, at the suburb centre
Distance to the ocean 5.3 km 2.0 km
2.3 km to a named beach

NBN connectivity

Bibra Lake Spearwood
Connectivity score 65/100 73/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 17%
4,094 premises
 51%
5,577 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Bibra Lake Spearwood
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

Spearwood

Coastal Easy Commute Middle-Ring Parks Townhouses Transport Hub

More comparisons

Other comparisons with Bibra Lake

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

Other comparisons with Spearwood

Spearwood vs Hamilton Hill Spearwood vs Yangebup Spearwood vs Coogee Spearwood vs Lake Coogee Spearwood vs North Coogee
Full data on Bibra Lake Full data on Spearwood
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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