Floreat vs Wembley Downs

In both, the large majority of households own their home, most homes are detached houses, and most households are couple families. Houses cost more in Floreat: a median of $2.13 million, against $1.9 million in Wembley Downs, and rent is higher there too. Floreat is closer to the city centre: 8.7 km, against 11.6 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

Floreat

ahead on the one thing that separates them

  • has more separate houses rather than flats (90% vs 72%)

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

First-home buyers

Wembley Downs

ahead on 2 of the 3 things we measure here

  • has cheaper units ($560,000 vs $895,000)
  • has cheaper houses ($1,900,000 vs $2,130,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Wembley Downs

ahead on the one thing that separates them

  • has cheaper rent ($470/wk vs $600/wk)

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

Commuting to the city

Floreat

ahead on the one thing that separates them

  • sits closer to the CBD (8.7 km vs 11.6 km)

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

Downsizers and retirees

Wembley Downs

ahead on the one thing that separates them

  • has more units and townhouses to downsize into (28% vs 10%)

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

Investors

Wembley Downs

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.3% vs 2.6%)

Weighs house yield and population growth.

Where they sit

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

Floreat Wembley Downs
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.

Floreat Wembley Downs
Walkability 84 / 78
Floreat — Walkability: 84/100 Wembley Downs — Walkability: 78/100
Safety 72 / 73
Floreat — Safety: 72/100 Wembley Downs — Safety: 73/100
Low fire risk 65 / 100
Floreat — Low fire risk: 65/100 Wembley Downs — Low fire risk: 100/100
Low flood risk 100 / 100
Floreat — Low flood risk: 100/100 Wembley Downs — Low flood risk: 100/100

Demographics

Floreat has higher household incomes ($185,640 vs $136,552); Floreat has more residents (8,621 vs 6,743).

Floreat Wembley Downs
Population 8,621
+22% vs other
 6,743
Population trend (2016 → 2021) +9.1% +6.7%
Median age 42 41
Median household income $185,640/yr
+26% vs other
 $136,552/yr
Median weekly rent $600/wk
+22% vs other
 $470/wk

Age profile

Share of residents in each band, 2021 Census.

Floreat Wembley Downs
0-4 4.8% / 5.3%
Floreat — 0-4: 4.8% Wembley Downs — 0-4: 5.3%
5-14 17.1% / 15.5%
Floreat — 5-14: 17.1% Wembley Downs — 5-14: 15.5%
15-19 8.5% / 8.6%
Floreat — 15-19: 8.5% Wembley Downs — 15-19: 8.6%
20-24 5.1% / 4.9%
Floreat — 20-24: 5.1% Wembley Downs — 20-24: 4.9%
25-34 6.2% / 7.6%
Floreat — 25-34: 6.2% Wembley Downs — 25-34: 7.6%
35-44 12.0% / 13.0%
Floreat — 35-44: 12.0% Wembley Downs — 35-44: 13.0%
45-54 16.6% / 15.5%
Floreat — 45-54: 16.6% Wembley Downs — 45-54: 15.5%
55-64 14.1% / 11.4%
Floreat — 55-64: 14.1% Wembley Downs — 55-64: 11.4%
65-74 8.9% / 8.6%
Floreat — 65-74: 8.9% Wembley Downs — 65-74: 8.6%
75-84 4.7% / 6.7%
Floreat — 75-84: 4.7% Wembley Downs — 75-84: 6.7%
85+ 2.0% / 2.7%
Floreat — 85+: 2.0% Wembley Downs — 85+: 2.7%

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

Who lives together

Household composition, 2021 Census.

Floreat 66.4% couple families
Floreat — Couple Families: 66.4% Floreat — Lone Person: 19.7% Floreat — One Parent Families: 10.5% Floreat — Group Household: 2.4% Floreat — Other Families: 1.0%
Wembley Downs 56.6% couple families
Wembley Downs — Couple Families: 56.6% Wembley Downs — Lone Person: 26.8% Wembley Downs — One Parent Families: 13.0% Wembley Downs — Group Household: 2.9% Wembley Downs — Other Families: 0.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Floreat 12.4% renting
Floreat — Owned Outright: 46.4% Floreat — Mortgage: 41.2% Floreat — Renting: 12.4%
Wembley Downs 15.9% renting
Wembley Downs — Owned Outright: 43.2% Wembley Downs — Mortgage: 40.9% Wembley Downs — Renting: 15.9%
Owned outright Mortgage Renting

Qualifications

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

Floreat Wembley Downs
Bachelor Degree 27.0% / 24.2%
Floreat — Bachelor Degree: 27.0% Wembley Downs — Bachelor Degree: 24.2%
Postgraduate Degree 11.4% / 9.2%
Floreat — Postgraduate Degree: 11.4% Wembley Downs — Postgraduate Degree: 9.2%
Advanced Diploma / Diploma 6.8% / 8.0%
Floreat — Advanced Diploma / Diploma: 6.8% Wembley Downs — Advanced Diploma / Diploma: 8.0%
Certificate III & IV 4.8% / 6.1%
Floreat — Certificate III & IV: 4.8% Wembley Downs — Certificate III & IV: 6.1%
Graduate Diploma / Certificate 4.0% / 4.2%
Floreat — Graduate Diploma / Certificate: 4.0% Wembley Downs — Graduate Diploma / Certificate: 4.2%

Bars are drawn against the largest share shown (27.0%).

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.

Floreat Wembley Downs
England 6.9% / 6.9%
Floreat — England: 6.9% Wembley Downs — England: 6.9%
South Africa 2.1% / 3.4%
Floreat — South Africa: 2.1% Wembley Downs — South Africa: 3.4%
China 1.6% / 1.6%
Floreat — China: 1.6% Wembley Downs — China: 1.6%
Malaysia 1.4% / 1.3%
Floreat — Malaysia: 1.4% Wembley Downs — Malaysia: 1.3%
New Zealand 1.1% / 1.5%
Floreat — New Zealand: 1.1% Wembley Downs — New Zealand: 1.5%
Scotland 1.1% / 1.1%
Floreat — Scotland: 1.1% Wembley Downs — Scotland: 1.1%

Bars are drawn against the largest share shown (6.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Floreat 89.9% houses
Floreat — Houses: 89.9% Floreat — Townhouses: 2.7% Floreat — Flats / Apartments: 7.4%
Wembley Downs 72.5% houses
Wembley Downs — Houses: 72.5% Wembley Downs — Townhouses: 23.6% Wembley Downs — Flats / Apartments: 3.9%
Houses Townhouses Flats / Apartments

Property market

Floreat Wembley Downs
Median house price $2,130,000 $1,900,000
Median unit price $895,000 $560,000
Median land price — $1,450,000
Typical days to sell (houses) 36 days
from 65 sales
 26 days
from 79 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.

Floreat Wembley Downs
2 bed $1.87M / $1.15M
Floreat — 2 bed: $1.87M (7 sales) Wembley Downs — 2 bed: $1.15M (9 sales)

7 vs 9 sales

3 bed $1.8M / $1.61M
Floreat — 3 bed: $1.8M (33 sales) Wembley Downs — 3 bed: $1.61M (48 sales)

33 vs 48 sales

4 bed $2.5M / $2.2M
Floreat — 4 bed: $2.5M (35 sales) Wembley Downs — 4 bed: $2.2M (54 sales)

35 vs 54 sales

5 bed $2.87M / $2.3M
Floreat — 5 bed: $2.87M (6 sales) Wembley Downs — 5 bed: $2.3M (9 sales)

6 vs 9 sales

Development activity

Floreat Wembley Downs
New dwellings approved 133
across Cambridge
 1,557
across Stirling
Approvals change year on year +42% +23%

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.

Floreat Wembley Downs
Houses 2.6%
$1,200/wk on $2.4M
 3.3%
$1,275/wk on $2M
Units —
same for both

Ranking within WA

Floreat Wembley Downs
House price —
same for both
Income Higher than 98% of WA Higher than 93% of WA
Schools —
same for both
Walkability Higher than 97% of WA Higher than 93% of WA
Affordability —
same for both
EV adoption Higher than 98% of WA Higher than 93% of WA
NBN connectivity Higher than 90% of WA Higher than 86% of WA
Rental yield (houses) Higher than 3% of WA Higher than 12% of WA

Liveability

Floreat Wembley Downs
Grade A+
same for both
Score 93/100 94/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Floreat carries more bushfire risk (35 vs 0).

Floreat Wembley Downs
Bushfire Low
35/100
 None
0/100
Crime Low
28/100
 Low
27/100
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 11
within 5 km
 4
within 5 km

Schools

Floreat Wembley Downs
Inside the suburb 2
same for both
Rated above peers 1
same for both
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 3
The University of Western Australia, 5.9 km
 3
ECU City Campus, 8.6 km
Full-time students aged 15–24 4.5% 3.6%

Schools in Floreat

  • Floreat Park Primary School Government · Primary above peers
  • Newman College - Marian Campus Independent · Primary

Schools in Wembley Downs

  • Hale School Independent · Combined above peers
  • Wembley Downs Primary School Government · Primary below peers

Amenities in the suburb

Floreat Wembley Downs
Supermarkets 2 1
Cafes & restaurants 9 1
Parks & reserves 8 9
Childcare 4 5
GPs 1 2
Pharmacies 2 1
Banks & Bank@Post 2 0
Waterways 1 0

Mobility

Wembley Downs sits further from the CBD (11.6 km vs 8.7 km).

Floreat Wembley Downs
Walkability score 84/100 78/100
Distance to Perth 8.7 km 11.6 km
+33% vs other
Drive time (normal traffic) 14 min 17 min
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 191.8
7-9am + 5-7pm
 81.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 2.7%
postcode 6014
 1.9%
postcode 6019
Rooftop solar per 100 dwellings 38
postcode 6014
 27
postcode 6019

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.

Floreat Wembley Downs
Car (driver) 67.1% / 72.1%
Floreat — Car (driver): 67.1% Wembley Downs — Car (driver): 72.1%
Worked from Home 14.9% / 14.0%
Floreat — Worked from Home: 14.9% Wembley Downs — Worked from Home: 14.0%
Bus 7.4% / 3.8%
Floreat — Bus: 7.4% Wembley Downs — Bus: 3.8%
Car (passenger) 4.6% / 4.4%
Floreat — Car (passenger): 4.6% Wembley Downs — Car (passenger): 4.4%
Bicycle 2.9% / 1.5%
Floreat — Bicycle: 2.9% Wembley Downs — Bicycle: 1.5%
Train 1.4% / 2.6%
Floreat — Train: 1.4% Wembley Downs — Train: 2.6%

Bars are drawn against the largest share shown (72.1%).

Setting

Floreat Wembley Downs
Elevation 9 m
above sea level, at the suburb centre
 41 m
above sea level, at the suburb centre
Distance to the ocean 3.5 km
3.6 km to a named beach
 2.1 km
2.5 km to a named beach

NBN connectivity

Floreat Wembley Downs
Connectivity score 77/100 74/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 11%
3,233 premises
 53%
2,699 premises

Climate

Floreat Wembley Downs
Annual rainfall 650 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Floreat Wembley Downs
Average residential rate $2,113/yr $1,615/yr
Council Cambridge Stirling

Federal electorate

Floreat Wembley Downs
Division Curtin
same for both
Member Kate Chaney
same for both
Party Independent
same for both

First Home Owner Grant

Floreat Wembley Downs
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Floreat

Easy Commute Inner Luxury Parks Professionals Transport Hub

Wembley Downs

Coastal Easy Commute Middle-Ring Parks Premium Professionals Quiet Townhouses Transport Hub

More comparisons

Other comparisons with Floreat

Floreat vs Wembley Floreat vs City Beach Floreat vs Mount Claremont Floreat vs Shenton Park Floreat vs Churchlands Floreat vs Jolimont

Other comparisons with Wembley Downs

Wembley Downs vs Scarborough Wembley Downs vs Doubleview Wembley Downs vs City Beach Wembley Downs vs Woodlands Wembley Downs vs Churchlands
Full data on Floreat Full data on Wembley Downs
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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