Bull Creek vs Leeming

In both, the large majority of households own their home and the large majority of homes are detached houses. In Bull Creek, about half of households are couple families. In Leeming, most households are couple families. Bull Creek is closer to the city centre: 15.3 km, against 18.1 km. On these figures, Bull Creek tends to suit 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

Leeming

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (26/100 vs 56/100)
  • has more parks and reserves (22 vs 13)
  • has more separate houses rather than flats (94% vs 79%)
  • But Bull Creek has more schools rated above their peers (4 vs 3)

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

First-home buyers

Leeming

ahead on the one thing that separates them

  • leaves households under less mortgage stress (22% vs 27%)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Bull Creek

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (15.3 km vs 18.1 km)
  • is more walkable (81/100 vs 70/100)

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

Downsizers and retirees

Bull Creek

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (21% vs 6%)
  • has more residents already 65 and over (27% vs 20%)
  • is more walkable (81/100 vs 70/100)
  • But Leeming carries lower crime risk (26/100 vs 56/100)

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

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

Bull Creek Leeming
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.

Bull Creek Leeming
Walkability 81 / 70
Bull Creek — Walkability: 81/100 Leeming — Walkability: 70/100
Safety 44 / 74
Bull Creek — Safety: 44/100 Leeming — Safety: 74/100
Low fire risk 100 / 100
Bull Creek — Low fire risk: 100/100 Leeming — Low fire risk: 100/100
Low flood risk 100 / 100
Bull Creek — Low flood risk: 100/100 Leeming — Low flood risk: 100/100

Demographics

Leeming has more residents (10,883 vs 8,030); Leeming has higher household incomes ($121,160 vs $97,760).

Bull Creek Leeming
Population 8,030 10,883
+36% vs other
Population trend (2016 → 2021) +3.7% +1.4%
Median age 44 42
Median household income $97,760/yr $121,160/yr
+24% vs other
Median weekly rent $420/wk $440/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Bull Creek Leeming
0-4 3.9% / 5.2%
Bull Creek — 0-4: 3.9% Leeming — 0-4: 5.2%
5-14 14.6% / 12.9%
Bull Creek — 5-14: 14.6% Leeming — 5-14: 12.9%
15-19 5.7% / 6.4%
Bull Creek — 15-19: 5.7% Leeming — 15-19: 6.4%
20-24 5.0% / 5.4%
Bull Creek — 20-24: 5.0% Leeming — 20-24: 5.4%
25-34 7.5% / 9.7%
Bull Creek — 25-34: 7.5% Leeming — 25-34: 9.7%
35-44 13.6% / 13.0%
Bull Creek — 35-44: 13.6% Leeming — 35-44: 13.0%
45-54 12.3% / 12.8%
Bull Creek — 45-54: 12.3% Leeming — 45-54: 12.8%
55-64 10.7% / 14.5%
Bull Creek — 55-64: 10.7% Leeming — 55-64: 14.5%
65-74 13.5% / 14.2%
Bull Creek — 65-74: 13.5% Leeming — 65-74: 14.2%
75-84 8.5% / 4.6%
Bull Creek — 75-84: 8.5% Leeming — 75-84: 4.6%
85+ 4.7% / 1.3%
Bull Creek — 85+: 4.7% Leeming — 85+: 1.3%

Bars are drawn against the largest share shown (14.6%).

Who lives together

Household composition, 2021 Census.

Bull Creek 53.8% couple families
Bull Creek — Couple Families: 53.8% Bull Creek — Lone Person: 30.7% Bull Creek — One Parent Families: 12.2% Bull Creek — Group Household: 2.5% Bull Creek — Other Families: 0.8%
Leeming 62.4% couple families
Leeming — Couple Families: 62.4% Leeming — Lone Person: 21.6% Leeming — One Parent Families: 13.0% Leeming — Group Household: 2.2% Leeming — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bull Creek 20.0% renting
Bull Creek — Owned Outright: 45.7% Bull Creek — Mortgage: 34.3% Bull Creek — Renting: 20.0%
Leeming 12.1% renting
Leeming — Owned Outright: 46.9% Leeming — Mortgage: 41.0% Leeming — Renting: 12.1%
Owned outright Mortgage Renting

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.

Bull Creek Leeming
England 5.6% / 7.6%
Bull Creek — England: 5.6% Leeming — England: 7.6%
Malaysia 8.4% / 4.6%
Bull Creek — Malaysia: 8.4% Leeming — Malaysia: 4.6%
China 5.3% / 2.5%
Bull Creek — China: 5.3% Leeming — China: 2.5%
India 4.4% / 2.2%
Bull Creek — India: 4.4% Leeming — India: 2.2%
Singapore 2.6% / 2.2%
Bull Creek — Singapore: 2.6% Leeming — Singapore: 2.2%

Bars are drawn against the largest share shown (8.4%).

Qualifications

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

Bull Creek Leeming
Bachelor Degree 21.3% / 19.5%
Bull Creek — Bachelor Degree: 21.3% Leeming — Bachelor Degree: 19.5%
Certificate III & IV 7.6% / 11.1%
Bull Creek — Certificate III & IV: 7.6% Leeming — Certificate III & IV: 11.1%
Advanced Diploma / Diploma 8.1% / 8.9%
Bull Creek — Advanced Diploma / Diploma: 8.1% Leeming — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 8.9% / 6.4%
Bull Creek — Postgraduate Degree: 8.9% Leeming — Postgraduate Degree: 6.4%
Graduate Diploma / Certificate 2.8% / 3.1%
Bull Creek — Graduate Diploma / Certificate: 2.8% Leeming — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (21.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bull Creek 78.6% houses
Bull Creek — Houses: 78.6% Bull Creek — Townhouses: 9.9% Bull Creek — Flats / Apartments: 11.5%
Leeming 93.5% houses
Leeming — Houses: 93.5% Leeming — Townhouses: 6.2% Leeming — Flats / Apartments: 0.3%
Houses Townhouses Flats / Apartments

Property market

Bull Creek Leeming
Median house price $1,423,888 $1,455,500
Median unit price $649,000 $600,000
Median land price —
same for both
Typical days to sell (houses) 11 days
from 85 sales
 19 days
from 58 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.

Bull Creek Leeming
3 bed $1.2M / $1.04M
Bull Creek — 3 bed: $1.2M (36 sales) Leeming — 3 bed: $1.04M (24 sales)

36 vs 24 sales

4 bed $1.52M / $1.48M
Bull Creek — 4 bed: $1.52M (82 sales) Leeming — 4 bed: $1.48M (55 sales)

82 vs 55 sales

5 bed $1.76M / $1.55M
Bull Creek — 5 bed: $1.76M (10 sales) Leeming — 5 bed: $1.55M (33 sales)

10 vs 33 sales

Development activity

Bull Creek Leeming
New dwellings approved 727
across Melville
same for both
Approvals change year on year +268%
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.

Bull Creek Leeming
Houses 2.9%
$880/wk on $1.6M
 3.0%
$850/wk on $1.5M
Units —
same for both

Ranking within WA

Bull Creek Leeming
House price —
same for both
Income Higher than 65% of WA Higher than 87% of WA
Schools Higher than 99% of WA Higher than 87% of WA
Walkability Higher than 95% of WA Higher than 90% of WA
Affordability —
same for both
EV adoption Higher than 94% of WA
same for both
NBN connectivity Higher than 95% of WA Higher than 87% of WA
Rental yield (houses) Higher than 5% of WA Higher than 6% of WA

Liveability

Bull Creek is more walkable (81 vs 70).

Bull Creek Leeming
Grade A+
same for both
Score 90/100 87/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bull Creek carries more crime risk (56 vs 26).

Bull Creek Leeming
Bushfire None
0/100
same for both
Crime Moderate
56/100
 Low
26/100
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 12
within 5 km
 13
within 5 km

Schools

Bull Creek Leeming
Inside the suburb 5
same for both
Rated above peers 4 3
Rated at peers 0 1
Rated below peers 0 1
Universities within 10 km 3
Murdoch University (Murdoch), 2.8 km
 2
Murdoch University (Murdoch), 2.9 km
Full-time students aged 15–24 3.5% 3.0%

Schools in Bull Creek

  • All Saints' College Independent · Combined above peers
  • Bull Creek Primary School Government · Primary above peers
  • Oberthur Primary School Government · Primary above peers
  • Rossmoyne Senior High School Government · Secondary above peers
  • Fremantle Language Development Centre - Bull Creek Campus Government · Primary · Special school

Schools in Leeming

  • Leeming Primary School Government · Primary above peers
  • Leeming Senior High School Government · Secondary above peers
  • West Leeming Primary School Government · Primary above peers
  • Banksia Park Primary School Government · Primary at peers
  • Leeming Senior High School Education Support Centre Government · Secondary · Special school below peers

Amenities in the suburb

Bull Creek Leeming
Supermarkets 2
same for both
Cafes & restaurants 13 4
Parks & reserves 13 22
Childcare 6 7
GPs 2
same for both
Pharmacies 2 1
Banks & Bank@Post 1
same for both
Fuel stations 2 1
EV chargers 1 0
Waterways 2 0

Mobility

Leeming sits further from the CBD (18.1 km vs 15.3 km).

Bull Creek Leeming
Walkability score 81/100 70/100
Distance to Perth 15.3 km 18.1 km
+18% vs other
Drive time (normal traffic) 19 min 21 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 367.0
7-9am + 5-7pm
 509.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 6149
same for both
Rooftop solar per 100 dwellings 69
postcode 6149
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.

Bull Creek Leeming
Car (driver) 68.1% / 71.6%
Bull Creek — Car (driver): 68.1% Leeming — Car (driver): 71.6%
Worked from Home 12.0% / 11.6%
Bull Creek — Worked from Home: 12.0% Leeming — Worked from Home: 11.6%
Train 11.1% / 8.6%
Bull Creek — Train: 11.1% Leeming — Train: 8.6%
Car (passenger) 4.8% / 4.8%
Bull Creek — Car (passenger): 4.8% Leeming — Car (passenger): 4.8%
Bus 1.9% / 1.6%
Bull Creek — Bus: 1.9% Leeming — Bus: 1.6%

Bars are drawn against the largest share shown (71.6%).

Setting

Bull Creek Leeming
Elevation 25 m
above sea level, at the suburb centre
 37 m
above sea level, at the suburb centre
Distance to the ocean 10.7 km
3.7 km to a named beach
 10.5 km

NBN connectivity

Bull Creek Leeming
Connectivity score 88/100 75/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 56%
3,358 premises
 3%
4,166 premises

Climate

Bull Creek Leeming
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

Bull Creek Leeming
Average residential rate $2,396/yr
same for both
Council Melville
same for both

Federal electorate

Bull Creek Leeming
Division Tangney
same for both
Member Sam Lim
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bull Creek Leeming
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Bull Creek

Middle-Ring Parks Premium Professionals Retirees Transport Hub

Leeming

Large Blocks Middle-Ring Parks Premium Professionals

More comparisons

Other comparisons with Bull Creek

Bull Creek vs Willetton Bull Creek vs Bateman Bull Creek vs Rossmoyne Bull Creek vs Murdoch Bull Creek vs Brentwood

Other comparisons with Leeming

Leeming vs Canning Vale Leeming vs Willetton Leeming vs Bibra Lake Leeming vs Bateman Leeming vs Murdoch Leeming vs Jandakot
Full data on Bull Creek Full data on Leeming
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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