Forrestfield vs Lesmurdie

Forrestfield is the younger of the two, with a median age of 38 against 44 in Lesmurdie. In both, the large majority of households own their home and the large majority of homes are detached houses. In Lesmurdie, most households are couple families. Houses cost more in Lesmurdie: a median of $1.15 million, against $810,000 in Forrestfield. On these figures, Forrestfield tends to suit people living alone and buyers on a tighter budget, while Lesmurdie suits couples.

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

  • carries lower crime risk (29/100 vs 72/100)
  • has more schools rated above their peers (2 vs 1)
  • is already more of a family suburb (71% vs 58%)
  • But Forrestfield has more childcare (9 vs 3)

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

First-home buyers

Forrestfield

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($810,000 vs $1,150,000)
  • has cheaper land ($872,500 vs $1,072,500)

Weighs house prices, land prices, and mortgage stress.

Renters

Forrestfield

ahead on the one thing that separates them

  • has a bigger rental market to choose from (23% vs 10%)

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

Commuting to the city

Too close to call

Nothing among the 4 things we measure here separates them by enough to be worth acting on.

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

Downsizers and retirees

Lesmurdie

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (29/100 vs 72/100)
  • has more residents already 65 and over (22% vs 17%)
  • But Forrestfield has more GPs (4 vs 0)

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

Investors

Forrestfield

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.6% vs 4.1%)

Weighs house yield and population growth.

Where they sit

Forrestfield 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.

Forrestfield 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.

Forrestfield Lesmurdie
Walkability 79 / 72
Forrestfield — Walkability: 79/100 Lesmurdie — Walkability: 72/100
Safety 28 / 71
Forrestfield — Safety: 28/100 Lesmurdie — Safety: 71/100
Low fire risk 51 / 28
Forrestfield — Low fire risk: 51/100 Lesmurdie — Low fire risk: 28/100
Low flood risk 100 / 100
Forrestfield — Low flood risk: 100/100 Lesmurdie — Low flood risk: 100/100

Demographics

Forrestfield has more residents (13,181 vs 8,413); Lesmurdie has higher household incomes ($108,316 vs $83,928).

Forrestfield Lesmurdie
Population 13,181
+36% vs other
 8,413
Population trend (2016 → 2021) +3.9% -0.3%
Median age 38 44
Median household income $83,928/yr $108,316/yr
+29% vs other
Median weekly rent $350/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Forrestfield Lesmurdie
0-4 6.4% / 4.5%
Forrestfield — 0-4: 6.4% Lesmurdie — 0-4: 4.5%
5-14 12.5% / 14.6%
Forrestfield — 5-14: 12.5% Lesmurdie — 5-14: 14.6%
15-19 5.2% / 8.0%
Forrestfield — 15-19: 5.2% Lesmurdie — 15-19: 8.0%
20-24 5.9% / 5.2%
Forrestfield — 20-24: 5.9% Lesmurdie — 20-24: 5.2%
25-34 14.1% / 6.8%
Forrestfield — 25-34: 14.1% Lesmurdie — 25-34: 6.8%
35-44 14.7% / 11.2%
Forrestfield — 35-44: 14.7% Lesmurdie — 35-44: 11.2%
45-54 12.4% / 14.7%
Forrestfield — 45-54: 12.4% Lesmurdie — 45-54: 14.7%
55-64 11.4% / 12.6%
Forrestfield — 55-64: 11.4% Lesmurdie — 55-64: 12.6%
65-74 10.3% / 12.0%
Forrestfield — 65-74: 10.3% Lesmurdie — 65-74: 12.0%
75-84 5.0% / 7.6%
Forrestfield — 75-84: 5.0% Lesmurdie — 75-84: 7.6%
85+ 2.0% / 2.7%
Forrestfield — 85+: 2.0% Lesmurdie — 85+: 2.7%

Bars are drawn against the largest share shown (14.7%).

Who lives together

Household composition, 2021 Census.

Forrestfield 39.6% couple families
Forrestfield — Couple Families: 39.6% Forrestfield — Lone Person: 36.1% Forrestfield — One Parent Families: 18.2% Forrestfield — Group Household: 4.4% Forrestfield — Other Families: 1.7%
Lesmurdie 57.9% couple families
Lesmurdie — Couple Families: 57.9% Lesmurdie — Lone Person: 26.6% Lesmurdie — One Parent Families: 13.1% Lesmurdie — Group Household: 1.4% Lesmurdie — Other Families: 1.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Forrestfield 23.3% renting
Forrestfield — Owned Outright: 29.0% Forrestfield — Mortgage: 47.7% Forrestfield — Renting: 23.3%
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.

Forrestfield Lesmurdie
Certificate III & IV 19.1% / 15.5%
Forrestfield — Certificate III & IV: 19.1% Lesmurdie — Certificate III & IV: 15.5%
Bachelor Degree 8.1% / 13.9%
Forrestfield — Bachelor Degree: 8.1% Lesmurdie — Bachelor Degree: 13.9%
Advanced Diploma / Diploma 7.0% / 8.9%
Forrestfield — Advanced Diploma / Diploma: 7.0% Lesmurdie — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 1.7% / 3.2%
Forrestfield — Postgraduate Degree: 1.7% Lesmurdie — Postgraduate Degree: 3.2%
Graduate Diploma / Certificate 1.0% / 2.9%
Forrestfield — Graduate Diploma / Certificate: 1.0% Lesmurdie — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (19.1%).

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.

Forrestfield Lesmurdie
England 6.7% / 9.7%
Forrestfield — England: 6.7% Lesmurdie — England: 9.7%
New Zealand 4.2% / 2.8%
Forrestfield — New Zealand: 4.2% Lesmurdie — New Zealand: 2.8%
South Africa 1.2% / 1.8%
Forrestfield — South Africa: 1.2% Lesmurdie — South Africa: 1.8%
India 2.5% / —
Forrestfield — India: 2.5% Lesmurdie — India: not among its largest
Philippines 1.9% / —
Forrestfield — Philippines: 1.9% Lesmurdie — Philippines: not among its largest
Scotland 0.7% / 1.1%
Forrestfield — Scotland: 0.7% Lesmurdie — Scotland: 1.1%
Italy — / 1.0%
Forrestfield — Italy: not among its largest Lesmurdie — Italy: 1.0%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Forrestfield 88.5% houses
Forrestfield — Houses: 88.5% Forrestfield — Townhouses: 9.1% Forrestfield — Flats / Apartments: 2.4%
Lesmurdie 95.5% houses
Lesmurdie — Houses: 95.5% Lesmurdie — Townhouses: 3.6% Lesmurdie — Flats / Apartments: 0.9%
Houses Townhouses Flats / Apartments

Property market

Forrestfield Lesmurdie
Median house price $810,000 $1,150,000
Median unit price $655,000 —
Median land price $872,500 $1,072,500
Typical days to sell (houses) 28 days
from 152 sales
 34 days
from 78 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.

Forrestfield Lesmurdie
3 bed $758K / $925K
Forrestfield — 3 bed: $758K (137 sales) Lesmurdie — 3 bed: $925K (48 sales)

137 vs 48 sales

4 bed $835K / $1.16M
Forrestfield — 4 bed: $835K (111 sales) Lesmurdie — 4 bed: $1.16M (75 sales)

111 vs 75 sales

5 bed $989K / $1.46M
Forrestfield — 5 bed: $989K (16 sales) Lesmurdie — 5 bed: $1.46M (22 sales)

16 vs 22 sales

Development activity

Forrestfield 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.

Forrestfield Lesmurdie
Houses 4.6%
$750/wk on $849K
 4.1%
$790/wk on $1M
Units 5.6%
$750/wk on $700K
 —

Ranking within WA

Forrestfield Lesmurdie
House price —
same for both
Income Higher than 46% of WA —
Schools Higher than 41% of WA Higher than 80% of WA
Walkability Higher than 94% of WA Higher than 91% of WA
Affordability —
same for both
EV adoption Higher than 63% of WA Higher than 88% of WA
NBN connectivity Higher than 92% of WA Higher than 75% of WA
Rental yield (houses) Higher than 66% of WA Higher than 32% of WA
Rental yield (units) Higher than 58% of WA —

Liveability

Lesmurdie scores higher overall (71 vs 48).

Forrestfield Lesmurdie
Grade C A
Score 48/100 71/100
Socio-economic band mid-range socio-economic
decile 4/10
 very advantaged area
decile 9/10

Risk profile

Forrestfield carries more crime risk (72 vs 29); Lesmurdie carries more bushfire risk (72 vs 49).

Forrestfield Lesmurdie
Bushfire Moderate
49/100
 High
72/100
Crime High
72/100
 Low
29/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise High
70/100
 None
0/100
Industrial facilities nearby 18
within 5 km
 1
within 5 km

Schools

Forrestfield Lesmurdie
Inside the suburb 6 5
Rated above peers 1 2
Rated at peers 4 2
Rated below peers 1
same for both
Universities within 10 km 1
Curtin University of Technology, 9.8 km
 None

Schools in Forrestfield

  • Dawson Park Primary School Government · Primary above peers
  • Darling Range Sports College Government · Secondary at peers
  • Heritage College Perth Independent · Combined at peers
  • HillSide Christian College Independent · Combined at peers
  • Woodlupine Primary School Government · Primary at peers
  • Forrestfield Primary School Government · Primary 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

Forrestfield Lesmurdie
Supermarkets 3 2
Cafes & restaurants 4 2
Parks & reserves 44 30
Childcare 9 3
GPs 4 0
Pharmacies 2
same for both
Police stations 1 0
Banks & Bank@Post 2 1
Fuel stations 4 2
EV chargers 1 0
Beaches 1 0
Waterways 31 17

Mobility

Forrestfield Lesmurdie
Walkability score 79/100 72/100
Distance to Perth 20.2 km 21.4 km
+6% vs other
Drive time (normal traffic) 24 min 27 min
Public transport score 94/100
Bus
 78/100
Bus
Peak arrivals per hour 258.2
7-9am + 5-7pm
 96.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.6%
postcode 6058
 1.4%
postcode 6076
Rooftop solar per 100 dwellings 67
postcode 6058
 65
postcode 6076

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.

Forrestfield Lesmurdie
Car (driver) 83.5% / 80.2%
Forrestfield — Car (driver): 83.5% Lesmurdie — Car (driver): 80.2%
Worked from Home 5.8% / 10.2%
Forrestfield — Worked from Home: 5.8% Lesmurdie — Worked from Home: 10.2%
Car (passenger) 4.7% / 4.0%
Forrestfield — Car (passenger): 4.7% Lesmurdie — Car (passenger): 4.0%
Bus 3.6% / 2.5%
Forrestfield — Bus: 3.6% Lesmurdie — Bus: 2.5%
Train 1.0% / 1.5%
Forrestfield — Train: 1.0% Lesmurdie — Train: 1.5%
Walked Only 1.1% / 1.2%
Forrestfield — Walked Only: 1.1% Lesmurdie — Walked Only: 1.2%

Bars are drawn against the largest share shown (83.5%).

Setting

Forrestfield Lesmurdie
Elevation 44 m
above sea level, at the suburb centre
 264 m
above sea level, at the suburb centre
Distance to the ocean 23.9 km
1.5 km to a named beach
 27.7 km
4.4 km to a named beach

NBN connectivity

Forrestfield Lesmurdie
Connectivity score 81/100 60/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 57%
6,404 premises
 27%
3,251 premises

Climate

Forrestfield Lesmurdie
Annual rainfall 663 mm 1,068 mm
Summer max (Jan) 32.3°C 30.2°C
Winter min (Jul) 8.5°C 7.9°C

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Forrestfield

Easy Commute Large Blocks Middle-Ring Parks River Transport Hub

Lesmurdie

Large Blocks Middle-Ring Parks Quiet River

More comparisons

Other comparisons with Forrestfield

Forrestfield vs High Wycombe Forrestfield vs Kewdale Forrestfield vs Kalamunda Forrestfield vs Wattle Grove Forrestfield vs Maida Vale

Other comparisons with Lesmurdie

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