Boya vs Greenmount

Boya is the younger of the two, with a median age of 41 against 46 in Greenmount. In both, the large majority of households own their home and the large majority of homes are detached houses. In Boya, about half of households are couple families. Houses cost more in Boya: a median of $970,000, against $880,000 in Greenmount, and rent is higher there too.

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

Greenmount

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (4 vs 1)
  • has more schools inside the suburb (2 vs 0)
  • But Boya carries lower crime risk (15/100 vs 49/100)

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

First-home buyers

Greenmount

ahead on the one thing that separates them

  • has cheaper houses ($880,000 vs $970,000)

Weighs house prices and mortgage stress.

Renters

Greenmount

ahead on the one thing that separates them

  • has cheaper rent ($345/wk vs $395/wk)

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

Commuting to the city

Greenmount

ahead on the one thing that separates them

  • is more walkable (43/100 vs 33/100)

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

Downsizers and retirees

Greenmount

ahead on 2 of the 4 things we measure here

  • has more residents already 65 and over (26% vs 19%)
  • is more walkable (43/100 vs 33/100)
  • But Boya carries lower crime risk (15/100 vs 49/100)

Weighs 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

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

Boya Greenmount
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.

Boya Greenmount
Walkability 33 / 43
Boya — Walkability: 33/100 Greenmount — Walkability: 43/100
Safety 85 / 51
Boya — Safety: 85/100 Greenmount — Safety: 51/100
Low fire risk 26 / 35
Boya — Low fire risk: 26/100 Greenmount — Low fire risk: 35/100
Low flood risk 100 / 100
Boya — Low flood risk: 100/100 Greenmount — Low flood risk: 100/100

Demographics

Greenmount has more residents (2,666 vs 669); Boya has higher household incomes ($112,268 vs $86,788).

Boya Greenmount
Population 669 2,666
+299% vs other
Population trend (2016 → 2021) +3.4% -0.3%
Median age 41 46
Median household income $112,268/yr
+23% vs other
 $86,788/yr
Median weekly rent $395/wk
+13% vs other
 $345/wk

Age profile

Share of residents in each band, 2021 Census.

Boya Greenmount
0-4 7.5% / 4.7%
Boya — 0-4: 7.5% Greenmount — 0-4: 4.7%
5-14 11.7% / 12.8%
Boya — 5-14: 11.7% Greenmount — 5-14: 12.8%
15-19 4.8% / 5.1%
Boya — 15-19: 4.8% Greenmount — 15-19: 5.1%
20-24 4.8% / 4.8%
Boya — 20-24: 4.8% Greenmount — 20-24: 4.8%
25-34 12.1% / 9.9%
Boya — 25-34: 12.1% Greenmount — 25-34: 9.9%
35-44 12.4% / 11.3%
Boya — 35-44: 12.4% Greenmount — 35-44: 11.3%
45-54 13.9% / 12.2%
Boya — 45-54: 13.9% Greenmount — 45-54: 12.2%
55-64 13.5% / 13.7%
Boya — 55-64: 13.5% Greenmount — 55-64: 13.7%
65-74 10.2% / 11.5%
Boya — 65-74: 10.2% Greenmount — 65-74: 11.5%
75-84 6.4% / 9.6%
Boya — 75-84: 6.4% Greenmount — 75-84: 9.6%
85+ 2.2% / 4.6%
Boya — 85+: 2.2% Greenmount — 85+: 4.6%

Bars are drawn against the largest share shown (13.9%).

Who lives together

Household composition, 2021 Census.

Boya 50.3% couple families
Boya — Couple Families: 50.3% Boya — Lone Person: 33.1% Boya — One Parent Families: 9.1% Boya — Group Household: 5.1% Boya — Other Families: 2.3%
Greenmount 44.3% couple families
Greenmount — Couple Families: 44.3% Greenmount — Lone Person: 34.4% Greenmount — One Parent Families: 16.7% Greenmount — Group Household: 2.6% Greenmount — Other Families: 2.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Boya 6.2% renting
Boya — Owned Outright: 41.9% Boya — Mortgage: 51.9% Boya — Renting: 6.2%
Greenmount 11.5% renting
Greenmount — Owned Outright: 42.6% Greenmount — Mortgage: 45.9% Greenmount — Renting: 11.5%
Owned outright Mortgage Renting

Qualifications

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

Boya Greenmount
Certificate III & IV 17.8% / 17.5%
Boya — Certificate III & IV: 17.8% Greenmount — Certificate III & IV: 17.5%
Bachelor Degree 16.7% / 10.1%
Boya — Bachelor Degree: 16.7% Greenmount — Bachelor Degree: 10.1%
Advanced Diploma / Diploma 9.3% / 8.0%
Boya — Advanced Diploma / Diploma: 9.3% Greenmount — Advanced Diploma / Diploma: 8.0%
Postgraduate Degree 5.5% / 2.3%
Boya — Postgraduate Degree: 5.5% Greenmount — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.5% / 1.7%
Boya — Graduate Diploma / Certificate: 2.5% Greenmount — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (17.8%).

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.

Boya Greenmount
England 11.5% / 8.0%
Boya — England: 11.5% Greenmount — England: 8.0%
New Zealand 0.4% / 2.9%
Boya — New Zealand: 0.4% Greenmount — New Zealand: 2.9%
Germany 1.6% / 0.9%
Boya — Germany: 1.6% Greenmount — Germany: 0.9%
India 0.7% / 0.8%
Boya — India: 0.7% Greenmount — India: 0.8%
Philippines 0.6% / 0.6%
Boya — Philippines: 0.6% Greenmount — Philippines: 0.6%
Italy — / 1.1%
Boya — Italy: not among its largest Greenmount — Italy: 1.1%
Scotland — / 0.9%
Boya — Scotland: not among its largest Greenmount — Scotland: 0.9%
Netherlands 0.6% / —
Boya — Netherlands: 0.6% Greenmount — Netherlands: not among its largest

Bars are drawn against the largest share shown (11.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Boya 100.0% houses
Boya — Houses: 100.0% Boya — Townhouses: 0.0% Boya — Flats / Apartments: 0.0%
Greenmount 94.6% houses
Greenmount — Houses: 94.6% Greenmount — Townhouses: 5.3% Greenmount — Flats / Apartments: 0.1%
Houses Townhouses Flats / Apartments

Property market

Boya Greenmount
Median house price $970,000 $880,000
Median unit price —
same for both
Median land price — $649,000
Typical days to sell (houses) 18 days
from 7 sales
 27 days
from 16 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.

Boya Greenmount
3 bed $895K / $865K
Boya — 3 bed: $895K (14 sales) Greenmount — 3 bed: $865K (24 sales)

14 vs 24 sales

4 bed $1.28M / $1.01M
Boya — 4 bed: $1.28M (11 sales) Greenmount — 4 bed: $1.01M (13 sales)

11 vs 13 sales

Development activity

Boya Greenmount
New dwellings approved 216
across Mundaring
same for both
Approvals change year on year -55%
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.

Boya Greenmount
Houses — 5.2%
$1,000/wk on $1,000K
Units —
same for both

Ranking within WA

Boya Greenmount
House price —
same for both
Income Higher than 78% of WA Higher than 51% of WA
Schools —
same for both
Walkability Higher than 78% of WA Higher than 81% of WA
Affordability —
same for both
EV adoption Higher than 69% of WA Higher than 70% of WA
NBN connectivity Higher than 70% of WA Higher than 77% of WA
Rental yield (houses) — Higher than 88% of WA

Liveability

Boya scores higher overall (67 vs 51); Greenmount is more walkable (43 vs 33).

Boya Greenmount
Grade B
same for both
Score 67/100 51/100
Socio-economic band very advantaged area
decile 10/10
 mid-range socio-economic
decile 6/10

Risk profile

Greenmount carries more crime risk (49 vs 15).

Boya Greenmount
Bushfire High
74/100
 Moderate
65/100
Crime Low
15/100
 Moderate
49/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 4
within 5 km
same for both

Schools

Boya Greenmount
Inside the suburb 0 2
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0
same for both

Schools in Boya

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Greenmount

  • Greenmount Primary School Government · Primary at peers
  • St Anthony's School Catholic · Primary at peers

Amenities in the suburb

Boya Greenmount
Parks & reserves 1 4
Childcare 0 1

Mobility

Boya Greenmount
Walkability score 33/100 43/100
Distance to Perth 24.8 km 26.1 km
+5% vs other
Drive time (normal traffic) 31 min 35 min
Public transport score 46/100
Bus
 78/100
Bus
Peak arrivals per hour 10.0
7-9am + 5-7pm
 46.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 6056
same for both
Rooftop solar per 100 dwellings 56
postcode 6056
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.

Boya Greenmount
Car (driver) 73.4% / 77.8%
Boya — Car (driver): 73.4% Greenmount — Car (driver): 77.8%
Worked from Home 16.1% / 9.0%
Boya — Worked from Home: 16.1% Greenmount — Worked from Home: 9.0%
Car (passenger) 4.6% / 4.9%
Boya — Car (passenger): 4.6% Greenmount — Car (passenger): 4.9%
Train 4.3% / 5.2%
Boya — Train: 4.3% Greenmount — Train: 5.2%
Bus 1.6% / 1.7%
Boya — Bus: 1.6% Greenmount — Bus: 1.7%

Bars are drawn against the largest share shown (77.8%).

Setting

Boya Greenmount
Elevation 90 m
above sea level, at the suburb centre
 103 m
above sea level, at the suburb centre
Distance to the ocean 28.5 km 28.3 km

NBN connectivity

Boya Greenmount
Connectivity score 48/100 63/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 5%
291 premises
 32%
1,175 premises

Climate

Boya Greenmount
Annual rainfall 663 mm
same for both
Summer max (Jan) 32.3°C
same for both
Winter min (Jul) 8.5°C
same for both

Council rates

Boya Greenmount
Average residential rate $2,151/yr
same for both
Council Mundaring
same for both

Federal electorate

Boya Greenmount
Division Bullwinkel
same for both
Member Trish Cook
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Boya Greenmount
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Boya

Acreage Middle-Ring

Greenmount

Large Blocks Middle-Ring Quiet Retirees

More comparisons

Other comparisons with Boya

Boya vs Helena Valley Boya vs Darlington Boya vs Koongamia

Other comparisons with Greenmount

Greenmount vs Swan View Greenmount vs Darlington Greenmount vs Bellevue Greenmount vs Koongamia Greenmount vs Hovea
Full data on Boya Full data on Greenmount
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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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