Carmel vs Lesmurdie

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Carmel: a median of $1.52 million, against $1.15 million in Lesmurdie. Lesmurdie is closer to the city centre: 21.4 km, against 24.7 km. On these figures, Lesmurdie tends to suit buyers on a tighter budget.

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

Lesmurdie

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (30 vs 3)
  • has more schools inside the suburb (5 vs 1)
  • has more childcare (3 vs 0)

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

First-home buyers

Lesmurdie

ahead on the one thing that separates them

  • has cheaper houses ($1,150,000 vs $1,520,000)

Weighs house 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

Lesmurdie

ahead on 2 of the 4 things we measure here

  • is more walkable (72/100 vs 23/100)
  • sits closer to the CBD (21.4 km vs 24.7 km)

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

Downsizers and retirees

Lesmurdie

ahead on the one thing that separates them

  • is more walkable (72/100 vs 23/100)

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

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

Carmel Lesmurdie
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.

Carmel Lesmurdie
Walkability 23 / 72
Carmel — Walkability: 23/100 Lesmurdie — Walkability: 72/100
Safety 76 / 71
Carmel — Safety: 76/100 Lesmurdie — Safety: 71/100
Low fire risk 22 / 28
Carmel — Low fire risk: 22/100 Lesmurdie — Low fire risk: 28/100
Low flood risk 100 / 100
Carmel — Low flood risk: 100/100 Lesmurdie — Low flood risk: 100/100

Demographics

Lesmurdie has more residents (8,413 vs 754); Carmel has higher household incomes ($121,940 vs $108,316).

Carmel Lesmurdie
Population 754 8,413
+1016% vs other
Population trend (2016 → 2021) -2.1% -0.3%
Median age 46 44
Median household income $121,940/yr
+11% vs other
 $108,316/yr
Median weekly rent $345/wk $350/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Carmel Lesmurdie
0-4 3.6% / 4.5%
Carmel — 0-4: 3.6% Lesmurdie — 0-4: 4.5%
5-14 13.8% / 14.6%
Carmel — 5-14: 13.8% Lesmurdie — 5-14: 14.6%
15-19 8.6% / 8.0%
Carmel — 15-19: 8.6% Lesmurdie — 15-19: 8.0%
20-24 5.0% / 5.2%
Carmel — 20-24: 5.0% Lesmurdie — 20-24: 5.2%
25-34 8.4% / 6.8%
Carmel — 25-34: 8.4% Lesmurdie — 25-34: 6.8%
35-44 9.0% / 11.2%
Carmel — 35-44: 9.0% Lesmurdie — 35-44: 11.2%
45-54 13.0% / 14.7%
Carmel — 45-54: 13.0% Lesmurdie — 45-54: 14.7%
55-64 15.4% / 12.6%
Carmel — 55-64: 15.4% Lesmurdie — 55-64: 12.6%
65-74 14.5% / 12.0%
Carmel — 65-74: 14.5% Lesmurdie — 65-74: 12.0%
75-84 7.0% / 7.6%
Carmel — 75-84: 7.0% Lesmurdie — 75-84: 7.6%
85+ 2.1% / 2.7%
Carmel — 85+: 2.1% Lesmurdie — 85+: 2.7%

Bars are drawn against the largest share shown (15.4%).

Who lives together

Household composition, 2021 Census.

Carmel 60.4% couple families
Carmel — Couple Families: 60.4% Carmel — Lone Person: 16.2% Carmel — One Parent Families: 17.5% Carmel — Other Families: 3.9% Carmel — Group Household: 1.9%
Lesmurdie 57.9% couple families
Lesmurdie — Couple Families: 57.9% Lesmurdie — Lone Person: 26.6% Lesmurdie — One Parent Families: 13.1% Lesmurdie — Other Families: 1.0% Lesmurdie — Group Household: 1.4%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Carmel 8.5% renting
Carmel — Owned Outright: 51.2% Carmel — Mortgage: 40.4% Carmel — Renting: 8.5%
Lesmurdie 10.2% renting
Lesmurdie — Owned Outright: 43.3% Lesmurdie — Mortgage: 46.6% Lesmurdie — Renting: 10.2%
Owned outright Mortgage Renting

Qualifications

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

Carmel Lesmurdie
Certificate III & IV 14.3% / 15.5%
Carmel — Certificate III & IV: 14.3% Lesmurdie — Certificate III & IV: 15.5%
Bachelor Degree 14.6% / 13.9%
Carmel — Bachelor Degree: 14.6% Lesmurdie — Bachelor Degree: 13.9%
Advanced Diploma / Diploma 7.6% / 8.9%
Carmel — Advanced Diploma / Diploma: 7.6% Lesmurdie — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 2.3% / 3.2%
Carmel — Postgraduate Degree: 2.3% Lesmurdie — Postgraduate Degree: 3.2%
Graduate Diploma / Certificate 1.9% / 2.9%
Carmel — Graduate Diploma / Certificate: 1.9% Lesmurdie — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (15.5%).

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.

Carmel Lesmurdie
England 9.5% / 9.7%
Carmel — England: 9.5% Lesmurdie — England: 9.7%
New Zealand 1.1% / 2.8%
Carmel — New Zealand: 1.1% Lesmurdie — New Zealand: 2.8%
South Africa 1.1% / 1.8%
Carmel — South Africa: 1.1% Lesmurdie — South Africa: 1.8%
Italy 1.6% / 1.0%
Carmel — Italy: 1.6% Lesmurdie — Italy: 1.0%
Scotland 1.1% / 1.1%
Carmel — Scotland: 1.1% Lesmurdie — Scotland: 1.1%
Vietnam 1.2% / —
Carmel — Vietnam: 1.2% Lesmurdie — Vietnam: not among its largest

Bars are drawn against the largest share shown (9.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Carmel 86.7% houses
Carmel — Houses: 86.7% Carmel — Flats / Apartments: 13.3% Carmel — Townhouses: 0.0%
Lesmurdie 95.5% houses
Lesmurdie — Houses: 95.5% Lesmurdie — Flats / Apartments: 0.9% Lesmurdie — Townhouses: 3.6%
Houses Flats / Apartments Townhouses

Property market

Carmel Lesmurdie
Median house price $1,520,000 $1,150,000
Median unit price —
same for both
Median land price — $1,072,500
Typical days to sell (houses) — 34 days
from 78 sales

Development activity

Carmel Lesmurdie
New dwellings approved 214
across Kalamunda
same for both
Approvals change year on year +124%
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.

Carmel Lesmurdie
Houses — 4.1%
$790/wk on $1M
Units —
same for both

Ranking within WA

Carmel Lesmurdie
House price —
same for both
Income Higher than 87% of WA —
Schools — Higher than 80% of WA
Walkability Higher than 75% of WA Higher than 91% of WA
Affordability —
same for both
EV adoption Higher than 88% of WA
same for both
NBN connectivity Higher than 65% of WA Higher than 75% of WA
Rental yield (houses) — Higher than 32% of WA

Liveability

Lesmurdie is more walkable (72 vs 23); Lesmurdie scores higher overall (71 vs 61).

Carmel Lesmurdie
Grade B A
Score 61/100 71/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Carmel Lesmurdie
Bushfire High
78/100
 High
72/100
Crime Low
24/100
 Low
29/100
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 0
within 5 km
 1
within 5 km

Schools

Carmel Lesmurdie
Inside the suburb 1 5
Rated above peers 0 2
Rated at peers 0 2
Rated below peers 1
same for both

Schools in Carmel

  • Carmel Adventist College Independent · Secondary below peers

Schools in Lesmurdie

  • Falls Road Primary School Government · Primary above peers
  • Lesmurdie Senior High School Government · Secondary above peers
  • Mazenod College Independent · Secondary at peers
  • St Brigid's College Independent · Combined at peers
  • Lesmurdie Primary School Government · Primary below peers

Amenities in the suburb

Carmel Lesmurdie
Supermarkets 0 2
Cafes & restaurants 3 2
Parks & reserves 3 30
Childcare 0 3
Pharmacies 0 2
Banks & Bank@Post 0 1
Fuel stations 0 2
Waterways 0 17

Mobility

Carmel sits further from the CBD (24.7 km vs 21.4 km).

Carmel Lesmurdie
Walkability score 23/100 72/100
Distance to Perth 24.7 km
+13% vs other
 21.4 km
Drive time (normal traffic) 29 min 27 min
Electric vehicle share 1.4%
postcode 6076
same for both
Rooftop solar per 100 dwellings 65
postcode 6076
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.

Carmel Lesmurdie
Car (driver) 74.4% / 80.2%
Carmel — Car (driver): 74.4% Lesmurdie — Car (driver): 80.2%
Worked from Home 14.5% / 10.2%
Carmel — Worked from Home: 14.5% Lesmurdie — Worked from Home: 10.2%
Car (passenger) 5.4% / 4.0%
Carmel — Car (passenger): 5.4% Lesmurdie — Car (passenger): 4.0%
Walked Only 4.7% / 1.2%
Carmel — Walked Only: 4.7% Lesmurdie — Walked Only: 1.2%
Train 1.0% / 1.5%
Carmel — Train: 1.0% Lesmurdie — Train: 1.5%
Bus — / 2.5%
Carmel — Bus: not among its largest Lesmurdie — Bus: 2.5%

Bars are drawn against the largest share shown (80.2%).

Setting

Carmel Lesmurdie
Elevation 312 m
above sea level, at the suburb centre
 264 m
above sea level, at the suburb centre
Distance to the ocean 31.3 km 27.7 km
4.4 km to a named beach

NBN connectivity

Carmel Lesmurdie
Connectivity score 36/100 60/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
257 premises
 27%
3,251 premises

Climate

Carmel Lesmurdie
Annual rainfall 1,068 mm
same for both
Summer max (Jan) 30.2°C
same for both
Winter min (Jul) 7.9°C
same for both

Council rates

Carmel Lesmurdie
Average residential rate $1,977/yr
same for both
Council Kalamunda
same for both

Federal electorate

Carmel Lesmurdie
Division Bullwinkel
same for both
Member Trish Cook
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Carmel Lesmurdie
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Carmel

Acreage Outer Premium Quiet

Lesmurdie

Large Blocks Middle-Ring Parks Quiet River

More comparisons

Other comparisons with Carmel

Carmel vs Walliston Carmel vs Bickley Carmel vs Pickering Brook

Other comparisons with Lesmurdie

Lesmurdie vs Forrestfield Lesmurdie vs Kalamunda Lesmurdie vs Wattle Grove Lesmurdie vs Walliston Lesmurdie vs Orange Grove
Full data on Carmel Full data on Lesmurdie
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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