Glen Forrest vs Hovea

Glen Forrest is the younger of the two, with a median age of 45 against 51 in Hovea. In both, the large majority of households own their home and the large majority of homes are detached houses. In Glen Forrest, about half of households are couple families. In Hovea, most households are couple families. Houses cost more in Hovea: a median of $1.59 million, against $1.22 million in Glen Forrest, and rent is higher there too. On these figures, Glen Forrest tends to suit buyers on a tighter budget, while Hovea 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

They split

one each way, out of the 6 things we measure here

  • Glen Forrest has more schools inside the suburb (2 vs 0)
  • Hovea carries lower crime risk (22/100 vs 43/100)

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

First-home buyers

Glen Forrest

ahead on the one thing that separates them

  • has cheaper houses ($1,217,000 vs $1,590,000)

Weighs house prices and mortgage stress.

Renters

Glen Forrest

ahead on the one thing that separates them

  • has cheaper rent ($380/wk vs $575/wk)

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

Commuting to the city

Glen Forrest

ahead on 2 of the 4 things we measure here

  • is more walkable (33/100 vs 0/100)
  • has a shorter drive in (36 min vs 51 min)

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

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Glen Forrest is more walkable (33/100 vs 0/100)
  • Hovea carries lower crime risk (22/100 vs 43/100)

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

Investors

Hovea

ahead on the one thing that separates them

  • is growing faster (14.8% vs 0.5%)

Weighs population growth.

Where they sit

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

Glen Forrest Hovea
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.

Glen Forrest Hovea
Walkability 33 / 0
Glen Forrest — Walkability: 33/100 Hovea — Walkability: 0/100
Safety 57 / 78
Glen Forrest — Safety: 57/100 Hovea — Safety: 78/100
Low fire risk 17 / 26
Glen Forrest — Low fire risk: 17/100 Hovea — Low fire risk: 26/100
Low flood risk 100 / 100
Glen Forrest — Low flood risk: 100/100 Hovea — Low flood risk: 100/100

Demographics

Glen Forrest has more residents (2,789 vs 713); Hovea rents higher ($575/wk vs $380/wk).

Glen Forrest Hovea
Population 2,789
+74% vs other
 713
Population trend (2016 → 2021) +0.5% +14.8%
Median age 45 51
Median household income $109,356/yr $131,768/yr
+20% vs other
Median weekly rent $380/wk $575/wk
+51% vs other

Age profile

Share of residents in each band, 2021 Census.

Glen Forrest Hovea
0-4 5.1% / 4.6%
Glen Forrest — 0-4: 5.1% Hovea — 0-4: 4.6%
5-14 12.7% / 10.7%
Glen Forrest — 5-14: 12.7% Hovea — 5-14: 10.7%
15-19 6.2% / 7.2%
Glen Forrest — 15-19: 6.2% Hovea — 15-19: 7.2%
20-24 4.8% / 4.6%
Glen Forrest — 20-24: 4.8% Hovea — 20-24: 4.6%
25-34 8.1% / 7.9%
Glen Forrest — 25-34: 8.1% Hovea — 25-34: 7.9%
35-44 11.9% / 7.2%
Glen Forrest — 35-44: 11.9% Hovea — 35-44: 7.2%
45-54 15.9% / 16.5%
Glen Forrest — 45-54: 15.9% Hovea — 45-54: 16.5%
55-64 14.2% / 19.6%
Glen Forrest — 55-64: 14.2% Hovea — 55-64: 19.6%
65-74 13.2% / 13.3%
Glen Forrest — 65-74: 13.2% Hovea — 65-74: 13.3%
75-84 5.8% / 8.0%
Glen Forrest — 75-84: 5.8% Hovea — 75-84: 8.0%
85+ 2.0% / 0.7%
Glen Forrest — 85+: 2.0% Hovea — 85+: 0.7%

Bars are drawn against the largest share shown (19.6%).

Who lives together

Household composition, 2021 Census.

Glen Forrest 54.7% couple families
Glen Forrest — Couple Families: 54.7% Glen Forrest — Lone Person: 27.1% Glen Forrest — One Parent Families: 13.9% Glen Forrest — Group Household: 2.6% Glen Forrest — Other Families: 1.6%
Hovea 64.7% couple families
Hovea — Couple Families: 64.7% Hovea — Lone Person: 24.0% Hovea — One Parent Families: 9.3% Hovea — Group Household: 2.0% Hovea — Other Families: 0.0%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Glen Forrest 7.2% renting
Glen Forrest — Owned Outright: 42.5% Glen Forrest — Mortgage: 50.4% Glen Forrest — Renting: 7.2%
Hovea 3.8% renting
Hovea — Owned Outright: 48.5% Hovea — Mortgage: 47.7% Hovea — Renting: 3.8%
Owned outright Mortgage Renting

Qualifications

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

Glen Forrest Hovea
Bachelor Degree 14.6% / 18.2%
Glen Forrest — Bachelor Degree: 14.6% Hovea — Bachelor Degree: 18.2%
Certificate III & IV 15.0% / 13.3%
Glen Forrest — Certificate III & IV: 15.0% Hovea — Certificate III & IV: 13.3%
Advanced Diploma / Diploma 9.9% / 9.5%
Glen Forrest — Advanced Diploma / Diploma: 9.9% Hovea — Advanced Diploma / Diploma: 9.5%
Postgraduate Degree 5.2% / 5.3%
Glen Forrest — Postgraduate Degree: 5.2% Hovea — Postgraduate Degree: 5.3%
Graduate Diploma / Certificate 3.5% / 1.1%
Glen Forrest — Graduate Diploma / Certificate: 3.5% Hovea — Graduate Diploma / Certificate: 1.1%

Bars are drawn against the largest share shown (18.2%).

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.

Glen Forrest Hovea
England 12.0% / 10.2%
Glen Forrest — England: 12.0% Hovea — England: 10.2%
New Zealand 1.7% / 2.1%
Glen Forrest — New Zealand: 1.7% Hovea — New Zealand: 2.1%
South Africa 1.5% / 1.7%
Glen Forrest — South Africa: 1.5% Hovea — South Africa: 1.7%
Germany 0.5% / 1.4%
Glen Forrest — Germany: 0.5% Hovea — Germany: 1.4%
Netherlands 1.3% / —
Glen Forrest — Netherlands: 1.3% Hovea — Netherlands: not among its largest
Malaysia — / 1.0%
Glen Forrest — Malaysia: not among its largest Hovea — Malaysia: 1.0%
Ireland 0.9% / —
Glen Forrest — Ireland: 0.9% Hovea — Ireland: not among its largest

Bars are drawn against the largest share shown (12.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Glen Forrest 98.5% houses
Glen Forrest — Houses: 98.5% Glen Forrest — Townhouses: 1.2% Glen Forrest — Flats / Apartments: 0.3%
Hovea 100.8% houses
Hovea — Houses: 100.8% Hovea — Townhouses: 0.0% Hovea — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Glen Forrest Hovea
Median house price $1,217,000 $1,590,000
Median unit price —
same for both
Median land price —
same for both
Typical days to sell (houses) 19 days
from 29 sales
 —

Development activity

Glen Forrest Hovea
New dwellings approved 216
across Mundaring
same for both
Approvals change year on year -55%
same for both

Ranking within WA

Glen Forrest Hovea
House price —
same for both
Income Higher than 75% of WA Higher than 92% of WA
Schools —
same for both
Walkability Higher than 78% of WA Higher than 15% of WA
Affordability —
same for both
EV adoption Higher than 92% of WA Higher than 91% of WA
NBN connectivity Higher than 68% of WA Higher than 71% of WA

Liveability

Glen Forrest is more walkable (33 vs 0); Hovea scores higher overall (61 vs 55).

Glen Forrest Hovea
Grade B
same for both
Score 55/100 61/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Glen Forrest carries more crime risk (43 vs 22).

Glen Forrest Hovea
Bushfire High
83/100
 High
74/100
Crime Moderate
43/100
 Low
22/100
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
 2
within 5 km

Schools

Glen Forrest Hovea
Inside the suburb 2 0
Rated above peers 1 0
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Glen Forrest

  • Glen Forrest Primary School Government · Primary above peers
  • Helena College Independent · Combined at peers

Schools in Hovea

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Glen Forrest Hovea
Supermarkets 1 0
Parks & reserves 3 1
Childcare 1 0
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 2 0
Waterways 1 6

Mobility

Glen Forrest Hovea
Walkability score 33/100 0/100
Distance to Perth 29.9 km 30.8 km
+3% vs other
Drive time (normal traffic) 36 min 51 min
Public transport score 79/100
Bus
 75/100
Bus
Peak arrivals per hour 57.2
7-9am + 5-7pm
 32.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 1.6%
postcode 6071
same for both
Rooftop solar per 100 dwellings 66
postcode 6071
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.

Glen Forrest Hovea
Car (driver) 74.0% / 76.9%
Glen Forrest — Car (driver): 74.0% Hovea — Car (driver): 76.9%
Worked from Home 14.3% / 15.0%
Glen Forrest — Worked from Home: 14.3% Hovea — Worked from Home: 15.0%
Train 5.1% / 3.7%
Glen Forrest — Train: 5.1% Hovea — Train: 3.7%
Car (passenger) 3.5% / 3.4%
Glen Forrest — Car (passenger): 3.5% Hovea — Car (passenger): 3.4%
Walked Only 1.1% / 0.9%
Glen Forrest — Walked Only: 1.1% Hovea — Walked Only: 0.9%
Bus 1.6% / —
Glen Forrest — Bus: 1.6% Hovea — Bus: not among its largest

Bars are drawn against the largest share shown (76.9%).

Setting

Glen Forrest Hovea
Elevation 193 m
above sea level, at the suburb centre
 200 m
above sea level, at the suburb centre
Distance to the ocean 33.2 km 32.4 km

NBN connectivity

Glen Forrest Hovea
Connectivity score 45/100 52/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 1%
1,151 premises
 13%
269 premises

Climate

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

Council rates

Glen Forrest Hovea
Average residential rate $2,151/yr
same for both
Council Mundaring
same for both

Federal electorate

Glen Forrest Hovea
Division Bullwinkel
same for both
Member Trish Cook
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Glen Forrest Hovea
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Glen Forrest

Acreage Outer

Hovea

Acreage Outer Premium River

More comparisons

Other comparisons with Glen Forrest

Glen Forrest vs Darlington Glen Forrest vs Mahogany Creek Glen Forrest vs Paulls Valley

Other comparisons with Hovea

Hovea vs Swan View Hovea vs Darlington Hovea vs Jane Brook Hovea vs Greenmount Hovea vs Parkerville Hovea vs Mahogany Creek
Full data on Glen Forrest Full data on Hovea
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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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