Broadwater vs West Busselton

West Busselton is the younger of the two, with a median age of 46 against 53 in Broadwater. In both, most households own their home and the large majority of homes are detached houses. In West Busselton, about half of households are people living alone. Houses cost more in Broadwater: a median of $1.02 million, against $900,000 in West Busselton, and rent is higher there too. On these figures, Broadwater tends to suit older residents.

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

West Busselton

ahead on 3 of the 6 things we measure here

  • has more schools inside the suburb (6 vs 0)
  • has more childcare (4 vs 0)
  • has more parks and reserves (6 vs 2)
  • But Broadwater carries lower crime risk (37/100 vs 58/100)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Broadwater has cheaper units ($205,000 vs $677,000)
  • West Busselton has cheaper houses ($900,000 vs $1,021,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

West Busselton

ahead on the one thing that separates them

  • has cheaper rent ($340/wk vs $370/wk)

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

Commuting to the city

West Busselton

ahead on 3 of the 3 things we measure here

  • is more walkable (69/100 vs 34/100)
  • has a shorter drive in (150 min vs 155 min)
  • sits closer to the CBD (225.8 km vs 230.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Broadwater

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (37/100 vs 58/100)
  • has more residents already 65 and over (38% vs 25%)
  • But West Busselton is more walkable (69/100 vs 34/100)

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

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

Broadwater West Busselton
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.

Broadwater West Busselton
Walkability 34 / 69
Broadwater — Walkability: 34/100 West Busselton — Walkability: 69/100
Safety 63 / 42
Broadwater — Safety: 63/100 West Busselton — Safety: 42/100
Low fire risk 55 / 55
Broadwater — Low fire risk: 55/100 West Busselton — Low fire risk: 55/100
Low flood risk 15 / 30
Broadwater — Low flood risk: 15/100 West Busselton — Low flood risk: 30/100

Demographics

West Busselton has more residents (8,869 vs 4,269); Broadwater skews older (53 vs 46).

Broadwater West Busselton
Population 4,269 8,869
+108% vs other
Population trend (2016 → 2021) +0.3% +4.1%
Median age 53 46
Median household income $64,064/yr
+4% vs other
 $61,620/yr
Median weekly rent $370/wk
+8% vs other
 $340/wk

Age profile

Share of residents in each band, 2021 Census.

Broadwater West Busselton
0-4 4.0% / 4.5%
Broadwater — 0-4: 4.0% West Busselton — 0-4: 4.5%
5-14 10.9% / 12.4%
Broadwater — 5-14: 10.9% West Busselton — 5-14: 12.4%
15-19 4.3% / 6.3%
Broadwater — 15-19: 4.3% West Busselton — 15-19: 6.3%
20-24 3.0% / 3.7%
Broadwater — 20-24: 3.0% West Busselton — 20-24: 3.7%
25-34 7.7% / 9.4%
Broadwater — 25-34: 7.7% West Busselton — 25-34: 9.4%
35-44 10.7% / 10.9%
Broadwater — 35-44: 10.7% West Busselton — 35-44: 10.9%
45-54 11.2% / 13.4%
Broadwater — 45-54: 11.2% West Busselton — 45-54: 13.4%
55-64 10.8% / 14.0%
Broadwater — 55-64: 10.8% West Busselton — 55-64: 14.0%
65-74 16.1% / 13.9%
Broadwater — 65-74: 16.1% West Busselton — 65-74: 13.9%
75-84 12.2% / 8.3%
Broadwater — 75-84: 12.2% West Busselton — 75-84: 8.3%
85+ 9.2% / 3.1%
Broadwater — 85+: 9.2% West Busselton — 85+: 3.1%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Broadwater 43.7% lone person
Broadwater — Lone Person: 43.7% Broadwater — Couple Families: 36.9% Broadwater — One Parent Families: 15.0% Broadwater — Group Household: 3.7% Broadwater — Other Families: 0.7%
West Busselton 46.7% lone person
West Busselton — Lone Person: 46.7% West Busselton — Couple Families: 32.8% West Busselton — One Parent Families: 15.4% West Busselton — Group Household: 4.2% West Busselton — Other Families: 0.9%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broadwater 24.5% renting
Broadwater — Owned Outright: 39.5% Broadwater — Mortgage: 36.0% Broadwater — Renting: 24.5%
West Busselton 30.0% renting
West Busselton — Owned Outright: 38.5% West Busselton — Mortgage: 31.5% West Busselton — Renting: 30.0%
Owned outright Mortgage Renting

Qualifications

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

Broadwater West Busselton
Certificate III & IV 18.0% / 18.5%
Broadwater — Certificate III & IV: 18.0% West Busselton — Certificate III & IV: 18.5%
Bachelor Degree 9.0% / 8.3%
Broadwater — Bachelor Degree: 9.0% West Busselton — Bachelor Degree: 8.3%
Advanced Diploma / Diploma 7.5% / 7.8%
Broadwater — Advanced Diploma / Diploma: 7.5% West Busselton — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 1.8% / 1.6%
Broadwater — Postgraduate Degree: 1.8% West Busselton — Postgraduate Degree: 1.6%
Graduate Diploma / Certificate 1.3% / 1.7%
Broadwater — Graduate Diploma / Certificate: 1.3% West Busselton — Graduate Diploma / Certificate: 1.7%

Bars are drawn against the largest share shown (18.5%).

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.

Broadwater West Busselton
England 10.2% / 7.1%
Broadwater — England: 10.2% West Busselton — England: 7.1%
New Zealand 2.5% / 2.2%
Broadwater — New Zealand: 2.5% West Busselton — New Zealand: 2.2%
South Africa 1.2% / 0.9%
Broadwater — South Africa: 1.2% West Busselton — South Africa: 0.9%
Scotland 1.1% / 0.5%
Broadwater — Scotland: 1.1% West Busselton — Scotland: 0.5%
Netherlands 0.7% / —
Broadwater — Netherlands: 0.7% West Busselton — Netherlands: not among its largest
Philippines — / 0.6%
Broadwater — Philippines: not among its largest West Busselton — Philippines: 0.6%

Bars are drawn against the largest share shown (10.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadwater 77.6% houses
Broadwater — Houses: 77.6% Broadwater — Townhouses: 19.7% Broadwater — Flats / Apartments: 2.7%
West Busselton 85.6% houses
West Busselton — Houses: 85.6% West Busselton — Townhouses: 13.9% West Busselton — Flats / Apartments: 0.5%
Houses Townhouses Flats / Apartments

Property market

Broadwater West Busselton
Median house price $1,021,000 $900,000
Median unit price $205,000 $677,000
Median land price — $590,000
Typical days to sell (houses) 24 days
from 49 sales
 29 days
from 85 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.

Broadwater West Busselton
3 bed $880K / $821K
Broadwater — 3 bed: $880K (29 sales) West Busselton — 3 bed: $821K (75 sales)

29 vs 75 sales

4 bed $1.08M / $1M
Broadwater — 4 bed: $1.08M (61 sales) West Busselton — 4 bed: $1M (71 sales)

61 vs 71 sales

5 bed $1.25M / $1.2M
Broadwater — 5 bed: $1.25M (5 sales) West Busselton — 5 bed: $1.2M (7 sales)

5 vs 7 sales

Development activity

Broadwater West Busselton
New dwellings approved 440
across Busselton
same for both
Approvals change year on year +9%
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.

Broadwater West Busselton
Houses 4.1%
$880/wk on $1.12M
 3.9%
$750/wk on $995K
Units — 5.6%
$750/wk on $700K

Ranking within WA

Broadwater West Busselton
House price —
same for both
Income Higher than 22% of WA Higher than 18% of WA
Schools — Higher than 13% of WA
Walkability Higher than 78% of WA Higher than 89% of WA
Affordability —
same for both
EV adoption Higher than 44% of WA Higher than 43% of WA
NBN connectivity Higher than 75% of WA Higher than 74% of WA
Rental yield (houses) Higher than 29% of WA Higher than 24% of WA
Rental yield (units) — Higher than 57% of WA

Liveability

West Busselton is more walkable (69 vs 34).

Broadwater West Busselton
Grade D
same for both
Score 26/100
same for both
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 3/10

Risk profile

West Busselton carries more crime risk (58 vs 37); Broadwater carries more flood risk (85 vs 70).

Broadwater West Busselton
Bushfire Moderate
45/100
same for both
Crime Low
37/100
 Moderate
58/100
Flood High
85/100
 High
70/100
Coastal erosion High
95/100
 Moderate
68/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
 2
within 5 km

Schools

Broadwater West Busselton
Inside the suburb 0 6
Rated above peers 0
same for both
Rated at peers 0 3
Rated below peers 0 2

Schools in Broadwater

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

Schools in West Busselton

  • Busselton Senior High School Government · Secondary at peers
  • Geographe Primary School Government · Primary at peers
  • St Mary MacKillop College Catholic · Combined at peers
  • Cornerstone Christian College Independent · Combined below peers
  • West Busselton Primary School Government · Primary below peers
  • Geographe Education Support Centre Government · Combined · Special school

Amenities in the suburb

Broadwater West Busselton
Supermarkets 0 1
Cafes & restaurants 0 3
Parks & reserves 2 6
Childcare 0 4
GPs 1 2
Pharmacies 1 2
Hospitals 0 1
Banks & Bank@Post 0 1
Waterways 2 1

Mobility

Broadwater sits further from the CBD (230.4 km vs 225.8 km).

Broadwater West Busselton
Walkability score 34/100 69/100
Distance to Perth 230.4 km
+2% vs other
 225.8 km
Drive time (normal traffic) 155 min 150 min
Public transport score 72/100
Bus
 73/100
Bus
Peak arrivals per hour 29.0
7-9am + 5-7pm
 31.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 6280
same for both
Rooftop solar per 100 dwellings 58
postcode 6280
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.

Broadwater West Busselton
Car (driver) 79.6% / 80.0%
Broadwater — Car (driver): 79.6% West Busselton — Car (driver): 80.0%
Worked from Home 8.1% / 6.2%
Broadwater — Worked from Home: 8.1% West Busselton — Worked from Home: 6.2%
Car (passenger) 6.9% / 7.0%
Broadwater — Car (passenger): 6.9% West Busselton — Car (passenger): 7.0%
Walked Only 2.9% / 2.7%
Broadwater — Walked Only: 2.9% West Busselton — Walked Only: 2.7%
Bus 1.7% / 1.7%
Broadwater — Bus: 1.7% West Busselton — Bus: 1.7%
Bicycle 0.7% / 2.4%
Broadwater — Bicycle: 0.7% West Busselton — Bicycle: 2.4%

Bars are drawn against the largest share shown (80.0%).

Setting

Broadwater West Busselton
Elevation 6 m
above sea level, at the suburb centre
 4 m
above sea level, at the suburb centre
Distance to the ocean 802 m
3.1 km to a named beach
 1.0 km

NBN connectivity

Broadwater West Busselton
Connectivity score 61/100 59/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 28%
2,078 premises
 26%
4,839 premises

Climate

Broadwater West Busselton
Annual rainfall 624 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Broadwater West Busselton
Average residential rate $3,028/yr
same for both
Council Busselton
same for both

Federal electorate

Broadwater West Busselton
Division Forrest
same for both
Member Ben Small
same for both
Party Liberal
same for both

First Home Owner Grant

Broadwater West Busselton
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Broadwater

Coastal Retirees

West Busselton

Coastal Large Blocks Regional Centre Retirees

More comparisons

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Other comparisons with West Busselton

West Busselton vs Vasse West Busselton vs Busselton West Busselton vs Bovell
Full data on Broadwater Full data on West Busselton
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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