Eden Hill vs Kiara

In both, the large majority of households own their home and the large majority of homes are detached houses. Eden Hill is closer to the city centre: 12.3 km, against 14.5 km.

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

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

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

First-home buyers

Eden Hill

ahead on the one thing that separates them

  • has cheaper units ($630,000 vs $850,000)

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

Eden Hill

ahead on the one thing that separates them

  • sits closer to the CBD (12.3 km vs 14.5 km)

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

Downsizers and retirees

Too close to call

Nothing among the 5 things we measure here separates them by enough to be worth acting on.

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

Investors

They split

one each way, out of the 2 things we measure here

  • Eden Hill is growing faster (7.2% vs -2.7%)
  • Kiara returns a higher gross yield on houses (4.9% vs 4.0%)

Weighs house yield and population growth.

Where they sit

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

Eden Hill Kiara
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.

Eden Hill Kiara
Walkability 60 / 66
Eden Hill — Walkability: 60/100 Kiara — Walkability: 66/100
Safety 34 / 30
Eden Hill — Safety: 34/100 Kiara — Safety: 30/100
Low fire risk 100 / 100
Eden Hill — Low fire risk: 100/100 Kiara — Low fire risk: 100/100
Low flood risk 52 / 100
Eden Hill — Low flood risk: 52/100 Kiara — Low flood risk: 100/100

Demographics

Eden Hill has more residents (3,703 vs 1,776); Eden Hill has higher household incomes ($86,528 vs $78,624).

Eden Hill Kiara
Population 3,703
+52% vs other
 1,776
Population trend (2016 → 2021) +7.2% -2.7%
Median age 38 39
Median household income $86,528/yr
+9% vs other
 $78,624/yr
Median weekly rent $340/wk
+2% vs other
 $333/wk

Age profile

Share of residents in each band, 2021 Census.

Eden Hill Kiara
0-4 6.0% / 5.6%
Eden Hill — 0-4: 6.0% Kiara — 0-4: 5.6%
5-14 12.2% / 10.8%
Eden Hill — 5-14: 12.2% Kiara — 5-14: 10.8%
15-19 5.1% / 5.9%
Eden Hill — 15-19: 5.1% Kiara — 15-19: 5.9%
20-24 5.5% / 7.0%
Eden Hill — 20-24: 5.5% Kiara — 20-24: 7.0%
25-34 15.2% / 15.1%
Eden Hill — 25-34: 15.2% Kiara — 25-34: 15.1%
35-44 15.2% / 11.0%
Eden Hill — 35-44: 15.2% Kiara — 35-44: 11.0%
45-54 12.2% / 12.7%
Eden Hill — 45-54: 12.2% Kiara — 45-54: 12.7%
55-64 11.6% / 16.3%
Eden Hill — 55-64: 11.6% Kiara — 55-64: 16.3%
65-74 10.0% / 10.0%
Eden Hill — 65-74: 10.0% Kiara — 65-74: 10.0%
75-84 5.5% / 4.9%
Eden Hill — 75-84: 5.5% Kiara — 75-84: 4.9%
85+ 1.8% / 1.2%
Eden Hill — 85+: 1.8% Kiara — 85+: 1.2%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Eden Hill 40.0% couple families
Eden Hill — Couple Families: 40.0% Eden Hill — Lone Person: 33.3% Eden Hill — One Parent Families: 19.5% Eden Hill — Group Household: 5.4% Eden Hill — Other Families: 1.9%
Kiara 41.7% couple families
Kiara — Couple Families: 41.7% Kiara — Lone Person: 32.9% Kiara — One Parent Families: 18.1% Kiara — Group Household: 5.3% Kiara — 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.

Eden Hill 24.1% renting
Eden Hill — Owned Outright: 31.9% Eden Hill — Mortgage: 44.0% Eden Hill — Renting: 24.1%
Kiara 20.3% renting
Kiara — Owned Outright: 36.3% Kiara — Mortgage: 43.4% Kiara — Renting: 20.3%
Owned outright Mortgage Renting

Qualifications

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

Eden Hill Kiara
Certificate III & IV 17.1% / 15.9%
Eden Hill — Certificate III & IV: 17.1% Kiara — Certificate III & IV: 15.9%
Bachelor Degree 11.4% / 12.2%
Eden Hill — Bachelor Degree: 11.4% Kiara — Bachelor Degree: 12.2%
Advanced Diploma / Diploma 6.8% / 6.3%
Eden Hill — Advanced Diploma / Diploma: 6.8% Kiara — Advanced Diploma / Diploma: 6.3%
Postgraduate Degree 2.9% / 1.9%
Eden Hill — Postgraduate Degree: 2.9% Kiara — Postgraduate Degree: 1.9%
Graduate Diploma / Certificate 1.8% / 1.1%
Eden Hill — Graduate Diploma / Certificate: 1.8% Kiara — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (17.1%).

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.

Eden Hill Kiara
England 5.0% / 3.6%
Eden Hill — England: 5.0% Kiara — England: 3.6%
India 3.3% / 3.9%
Eden Hill — India: 3.3% Kiara — India: 3.9%
Vietnam 2.2% / 3.8%
Eden Hill — Vietnam: 2.2% Kiara — Vietnam: 3.8%
New Zealand 2.5% / 2.3%
Eden Hill — New Zealand: 2.5% Kiara — New Zealand: 2.3%
Philippines 1.4% / 1.7%
Eden Hill — Philippines: 1.4% Kiara — Philippines: 1.7%
Malaysia — / 1.8%
Eden Hill — Malaysia: not among its largest Kiara — Malaysia: 1.8%

Bars are drawn against the largest share shown (5.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eden Hill 85.9% houses
Eden Hill — Houses: 85.9% Eden Hill — Townhouses: 13.0% Eden Hill — Flats / Apartments: 1.1%
Kiara 88.7% houses
Kiara — Houses: 88.7% Kiara — Townhouses: 11.3% Kiara — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Eden Hill Kiara
Median house price $844,950 $890,000
Median unit price $630,000 $850,000
Median land price $800,000 —
Typical days to sell (houses) 16 days
from 9 sales
 22 days
from 17 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.

Eden Hill Kiara
3 bed $765K / $735K
Eden Hill — 3 bed: $765K (31 sales) Kiara — 3 bed: $735K (11 sales)

31 vs 11 sales

4 bed $900K / $915K
Eden Hill — 4 bed: $900K (19 sales) Kiara — 4 bed: $915K (21 sales)

19 vs 21 sales

Development activity

Eden Hill Kiara
New dwellings approved 79
across Bassendean
 2,486
across Swan
Approvals change year on year -60% +2%

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.

Eden Hill Kiara
Houses 4.0%
$750/wk on $985K
 4.9%
$725/wk on $769K
Units —
same for both

Ranking within WA

Eden Hill Kiara
House price —
same for both
Income Higher than 51% of WA —
Schools —
same for both
Walkability Higher than 86% of WA Higher than 88% of WA
Affordability —
same for both
EV adoption Higher than 79% of WA
same for both
NBN connectivity Higher than 76% of WA Higher than 81% of WA
Rental yield (houses) Higher than 24% of WA Higher than 78% of WA

Liveability

Kiara scores higher overall (65 vs 51).

Eden Hill Kiara
Grade B
same for both
Score 51/100 65/100
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 5/10

Risk profile

Eden Hill carries more flood risk (48 vs 0).

Eden Hill Kiara
Bushfire None
0/100
same for both
Crime Moderate
66/100
 High
70/100
Flood Moderate
48/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 8
within 5 km

Schools

Eden Hill Kiara
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0 1

Schools in Eden Hill

  • Eden Hill Primary School Government · Primary at peers

Schools in Kiara

  • Good Shepherd Catholic School Catholic · Primary below peers
  • Kiara College Government · Secondary

Amenities in the suburb

Eden Hill Kiara
Parks & reserves 4 2
Childcare 2 1
GPs 0 1
Pharmacies 0 1
Police stations 0 1
Fuel stations 0 2
Waterways 1 0

Mobility

Kiara sits further from the CBD (14.5 km vs 12.3 km).

Eden Hill Kiara
Walkability score 60/100 66/100
Distance to Perth 12.3 km 14.5 km
+18% vs other
Drive time (normal traffic) 20 min
same for both
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 55.8
7-9am + 5-7pm
 46.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 6054
same for both
Rooftop solar per 100 dwellings 49
postcode 6054
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.

Eden Hill Kiara
Car (driver) 77.7% / 79.0%
Eden Hill — Car (driver): 77.7% Kiara — Car (driver): 79.0%
Worked from Home 6.7% / 6.4%
Eden Hill — Worked from Home: 6.7% Kiara — Worked from Home: 6.4%
Car (passenger) 5.3% / 7.3%
Eden Hill — Car (passenger): 5.3% Kiara — Car (passenger): 7.3%
Train 6.5% / 4.1%
Eden Hill — Train: 6.5% Kiara — Train: 4.1%
Bus 2.2% / 2.7%
Eden Hill — Bus: 2.2% Kiara — Bus: 2.7%

Bars are drawn against the largest share shown (79.0%).

Setting

Eden Hill Kiara
Elevation 15 m
above sea level, at the suburb centre
 26 m
above sea level, at the suburb centre
Distance to the ocean 18.2 km 17.5 km

NBN connectivity

Eden Hill Kiara
Connectivity score 62/100 68/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 30%
1,635 premises
 42%
770 premises

Climate

Eden Hill Kiara
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

Eden Hill Kiara
Average residential rate $2,235/yr $2,699/yr
Council Bassendean Swan

Federal electorate

Eden Hill Kiara
Division Hasluck
same for both
Member Tania Lawrence
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Eden Hill Kiara
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Eden Hill

Large Blocks Middle-Ring Parks

Kiara

Large Blocks Middle-Ring Parks Quiet

More comparisons

Other comparisons with Eden Hill

Eden Hill vs Morley Eden Hill vs Bayswater Eden Hill vs Bassendean Eden Hill vs Caversham Eden Hill vs Lockridge

Other comparisons with Kiara

Kiara vs Morley Kiara vs Beechboro Kiara vs Lockridge
Full data on Eden Hill Full data on Kiara
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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