Caversham vs Beechboro

Caversham is the younger of the two, with a median age of 33 against 38 in Beechboro. In both, most households own their home and the large majority of homes are detached houses. In Caversham, most households are couple families. On these figures, Caversham tends to suit families with children and couples, while Beechboro 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

Caversham

ahead on 2 of the 6 things we measure here

  • has more parks and reserves (17 vs 13)
  • is already more of a family suburb (75% vs 62%)
  • But Beechboro has more schools rated above their peers (3 vs 1)

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

First-home buyers

Beechboro

ahead on the one thing that separates them

  • has cheaper land ($450,000 vs $712,500)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

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

  • Caversham leaves renters under less rental stress (17% vs 22%)
  • Beechboro has cheaper rent ($320/wk vs $390/wk)

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

Commuting to the city

Beechboro

ahead on the one thing that separates them

  • is more walkable (77/100 vs 35/100)

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

Downsizers and retirees

Beechboro

ahead on 2 of the 5 things we measure here

  • is more walkable (77/100 vs 35/100)
  • has more residents already 65 and over (15% vs 8%)

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

Investors

Caversham

ahead on the one thing that separates them

  • is growing faster (40.2% vs 0.6%)

Weighs house yield and population growth.

Where they sit

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

Caversham Beechboro
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.

Caversham Beechboro
Walkability 35 / 77
Caversham — Walkability: 35/100 Beechboro — Walkability: 77/100
Safety 34 / 32
Caversham — Safety: 34/100 Beechboro — Safety: 32/100
Low fire risk 75 / 100
Caversham — Low fire risk: 75/100 Beechboro — Low fire risk: 100/100
Low flood risk 19 / 100
Caversham — Low flood risk: 19/100 Beechboro — Low flood risk: 100/100

Demographics

Caversham has higher household incomes ($117,832 vs $74,152); Caversham rents higher ($390/wk vs $320/wk).

Caversham Beechboro
Population 7,419 9,112
+23% vs other
Population trend (2016 → 2021) +40.2% +0.6%
Median age 33 38
Median household income $117,832/yr
+37% vs other
 $74,152/yr
Median weekly rent $390/wk
+18% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Caversham Beechboro
0-4 10.1% / 5.6%
Caversham — 0-4: 10.1% Beechboro — 0-4: 5.6%
5-14 15.4% / 13.6%
Caversham — 5-14: 15.4% Beechboro — 5-14: 13.6%
15-19 4.7% / 6.0%
Caversham — 15-19: 4.7% Beechboro — 15-19: 6.0%
20-24 5.1% / 6.5%
Caversham — 20-24: 5.1% Beechboro — 20-24: 6.5%
25-34 17.3% / 13.1%
Caversham — 25-34: 17.3% Beechboro — 25-34: 13.1%
35-44 18.6% / 13.4%
Caversham — 35-44: 18.6% Beechboro — 35-44: 13.4%
45-54 11.9% / 12.4%
Caversham — 45-54: 11.9% Beechboro — 45-54: 12.4%
55-64 8.6% / 14.1%
Caversham — 55-64: 8.6% Beechboro — 55-64: 14.1%
65-74 5.6% / 10.2%
Caversham — 65-74: 5.6% Beechboro — 65-74: 10.2%
75-84 2.3% / 3.9%
Caversham — 75-84: 2.3% Beechboro — 75-84: 3.9%
85+ 0.5% / 1.3%
Caversham — 85+: 0.5% Beechboro — 85+: 1.3%

Bars are drawn against the largest share shown (18.6%).

Who lives together

Household composition, 2021 Census.

Caversham 62.2% couple families
Caversham — Couple Families: 62.2% Caversham — Lone Person: 20.8% Caversham — One Parent Families: 12.5% Caversham — Group Household: 3.3% Caversham — Other Families: 1.2%
Beechboro 42.5% couple families
Beechboro — Couple Families: 42.5% Beechboro — Lone Person: 31.2% Beechboro — One Parent Families: 20.0% Beechboro — Group Household: 4.2% Beechboro — Other Families: 2.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Caversham 16.5% renting
Caversham — Owned Outright: 17.7% Caversham — Mortgage: 65.8% Caversham — Renting: 16.5%
Beechboro 25.6% renting
Beechboro — Owned Outright: 31.7% Beechboro — Mortgage: 42.7% Beechboro — Renting: 25.6%
Owned outright Mortgage Renting

Qualifications

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

Caversham Beechboro
Certificate III & IV 14.5% / 16.0%
Caversham — Certificate III & IV: 14.5% Beechboro — Certificate III & IV: 16.0%
Bachelor Degree 12.8% / 7.9%
Caversham — Bachelor Degree: 12.8% Beechboro — Bachelor Degree: 7.9%
Advanced Diploma / Diploma 7.9% / 6.6%
Caversham — Advanced Diploma / Diploma: 7.9% Beechboro — Advanced Diploma / Diploma: 6.6%
Postgraduate Degree 4.0% / 1.5%
Caversham — Postgraduate Degree: 4.0% Beechboro — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate 1.8% / 0.9%
Caversham — Graduate Diploma / Certificate: 1.8% Beechboro — Graduate Diploma / Certificate: 0.9%

Bars are drawn against the largest share shown (16.0%).

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.

Caversham Beechboro
India 7.4% / 3.6%
Caversham — India: 7.4% Beechboro — India: 3.6%
England 4.8% / 3.9%
Caversham — England: 4.8% Beechboro — England: 3.9%
Philippines 3.9% / 1.9%
Caversham — Philippines: 3.9% Beechboro — Philippines: 1.9%
New Zealand 3.0% / 2.5%
Caversham — New Zealand: 3.0% Beechboro — New Zealand: 2.5%
Vietnam 0.9% / 4.0%
Caversham — Vietnam: 0.9% Beechboro — Vietnam: 4.0%
Myanmar — / 2.1%
Caversham — Myanmar: not among its largest Beechboro — Myanmar: 2.1%
South Africa 1.1% / —
Caversham — South Africa: 1.1% Beechboro — South Africa: not among its largest

Bars are drawn against the largest share shown (7.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Caversham 93.8% houses
Caversham — Houses: 93.8% Caversham — Townhouses: 2.0% Caversham — Flats / Apartments: 4.2%
Beechboro 90.3% houses
Beechboro — Houses: 90.3% Beechboro — Townhouses: 8.4% Beechboro — Flats / Apartments: 1.3%
Houses Townhouses Flats / Apartments

Property market

Caversham Beechboro
Median house price $880,000 $812,500
Median unit price —
same for both
Median land price $712,500 $450,000
Typical days to sell (houses) 32 days
from 97 sales
 27 days
from 96 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.

Caversham Beechboro
3 bed $775K / $772K
Caversham — 3 bed: $775K (47 sales) Beechboro — 3 bed: $772K (100 sales)

47 vs 100 sales

4 bed $902K / $870K
Caversham — 4 bed: $902K (92 sales) Beechboro — 4 bed: $870K (65 sales)

92 vs 65 sales

5 bed $1.18M / $996K
Caversham — 5 bed: $1.18M (10 sales) Beechboro — 5 bed: $996K (7 sales)

10 vs 7 sales

Development activity

Caversham Beechboro
New dwellings approved 2,486
across Swan
same for both
Approvals change year on year +2%
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.

Caversham Beechboro
Houses 4.7%
$850/wk on $950K
 4.5%
$750/wk on $864K
Units —
same for both

Ranking within WA

Caversham Beechboro
House price —
same for both
Income Higher than 85% of WA Higher than 36% of WA
Schools — Higher than 88% of WA
Walkability Higher than 79% of WA Higher than 93% of WA
Affordability —
same for both
EV adoption Higher than 85% of WA Higher than 74% of WA
NBN connectivity Higher than 95% of WA Higher than 82% of WA
Rental yield (houses) Higher than 69% of WA Higher than 59% of WA

Liveability

Beechboro is more walkable (77 vs 35); Beechboro scores higher overall (68 vs 44).

Caversham Beechboro
Grade C B
Score 44/100 68/100
Socio-economic band advantaged area
decile 8/10
 below-average income
decile 2/10

Risk profile

Caversham carries more flood risk (81 vs 0); Caversham carries more bushfire risk (25 vs 0).

Caversham Beechboro
Bushfire Low
25/100
 None
0/100
Crime Moderate
66/100
 Moderate
68/100
Flood High
81/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 None
0/100
Industrial facilities nearby 12
within 5 km
 13
within 5 km

Schools

Caversham Beechboro
Inside the suburb 2 5
Rated above peers 1 3
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Caversham

  • Caversham Valley Primary School Government · Primary above peers
  • Youth Futures Community School (Caversham) Independent · Secondary · Special school

Schools in Beechboro

  • Beechboro Primary School Government · Primary above peers
  • East Beechboro Primary School Government · Primary above peers
  • West Beechboro Primary School Government · Primary above peers
  • John Septimus Roe Anglican Community School - John Septimus Roe (Beechboro) Independent · Primary
  • North East Metropolitan Language Development Centre - Beechboro Campus Government · Primary · Special school

Amenities in the suburb

Caversham Beechboro
Supermarkets 1 2
Cafes & restaurants 3 0
Parks & reserves 17 13
Childcare 5 6
GPs 1
same for both
Pharmacies 1
same for both
Banks & Bank@Post 0 1
Fuel stations 2 1
EV chargers 1 0
Waterways 3 0

Mobility

Caversham Beechboro
Walkability score 35/100 77/100
Distance to Perth 15.6 km 15.8 km
+1% vs other
Drive time (normal traffic) 24 min 22 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 105.8
7-9am + 5-7pm
 175.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 6055
 0.8%
postcode 6063
Rooftop solar per 100 dwellings 96
postcode 6055
 73
postcode 6063

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.

Caversham Beechboro
Car (driver) 79.0% / 80.6%
Caversham — Car (driver): 79.0% Beechboro — Car (driver): 80.6%
Worked from Home 7.7% / 5.2%
Caversham — Worked from Home: 7.7% Beechboro — Worked from Home: 5.2%
Car (passenger) 5.8% / 6.3%
Caversham — Car (passenger): 5.8% Beechboro — Car (passenger): 6.3%
Train 4.7% / 4.2%
Caversham — Train: 4.7% Beechboro — Train: 4.2%
Bus 1.7% / 2.4%
Caversham — Bus: 1.7% Beechboro — Bus: 2.4%

Bars are drawn against the largest share shown (80.6%).

Setting

Caversham Beechboro
Elevation 7 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 20.9 km 17.5 km

NBN connectivity

Caversham Beechboro
Connectivity score 86/100 69/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 74%
2,107 premises
 44%
3,709 premises

Climate

Caversham Beechboro
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

Caversham Beechboro
Average residential rate $2,699/yr
same for both
Council Swan
same for both

Federal electorate

Caversham Beechboro
Division Hasluck
same for both
Member Tania Lawrence
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Caversham Beechboro
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Caversham

Family Large Blocks Middle-Ring Parks Young Families

Beechboro

Middle-Ring Parks Quiet

More comparisons

Other comparisons with Caversham

Caversham vs Bennett Springs Caversham vs Dayton Caversham vs Eden Hill Caversham vs Lockridge Caversham vs Middle Swan Caversham vs Guildford

Other comparisons with Beechboro

Beechboro vs Morley Beechboro vs Noranda Beechboro vs Bennett Springs Beechboro vs Lockridge Beechboro vs Kiara
Full data on Caversham Full data on Beechboro
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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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