Harrisdale vs Canning Vale

Harrisdale is the younger of the two, with a median age of 33 against 37 in Canning Vale. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Canning Vale: a median of $1.06 million, against $950,000 in Harrisdale. Canning Vale is closer to the city centre: 21.9 km, against 28.8 km. On these figures, Harrisdale tends to suit families with children.

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

Canning Vale

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (65 vs 19)
  • has more childcare (23 vs 7)
  • has more schools rated above their peers (6 vs 3)

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

First-home buyers

Harrisdale

ahead on 2 of the 3 things we measure here

  • has cheaper land ($780,000 vs $985,000)
  • has cheaper houses ($950,000 vs $1,060,000)

Weighs house prices, land 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

Canning Vale

ahead on 3 of the 4 things we measure here

  • sits closer to the CBD (21.9 km vs 28.8 km)
  • is more walkable (79/100 vs 63/100)
  • has a shorter drive in (25 min vs 31 min)

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

Downsizers and retirees

Canning Vale

ahead on 3 of the 5 things we measure here

  • has more GPs (13 vs 3)
  • has more residents already 65 and over (12% vs 5%)
  • is more walkable (79/100 vs 63/100)

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

Investors

Harrisdale

ahead on 2 of the 2 things we measure here

  • is growing faster (28.5% vs 4.4%)
  • returns a higher gross yield on houses (4.2% vs 3.7%)

Weighs house yield and population growth.

Where they sit

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

Harrisdale Canning Vale
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.

Harrisdale Canning Vale
Walkability 63 / 79
Harrisdale — Walkability: 63/100 Canning Vale — Walkability: 79/100
Safety 52 / 46
Harrisdale — Safety: 52/100 Canning Vale — Safety: 46/100
Low fire risk 41 / 82
Harrisdale — Low fire risk: 41/100 Canning Vale — Low fire risk: 82/100
Low flood risk 100 / 100
Harrisdale — Low flood risk: 100/100 Canning Vale — Low flood risk: 100/100

Demographics

Canning Vale has more residents (34,504 vs 11,667); Canning Vale skews older (37 vs 33).

Harrisdale Canning Vale
Population 11,667 34,504
+196% vs other
Population trend (2016 → 2021) +28.5% +4.4%
Median age 33 37
Median household income $125,424/yr
+6% vs other
 $118,404/yr
Median weekly rent $420/wk $425/wk
+1% vs other

Age profile

Share of residents in each band, 2021 Census.

Harrisdale Canning Vale
0-4 9.5% / 5.5%
Harrisdale — 0-4: 9.5% Canning Vale — 0-4: 5.5%
5-14 19.5% / 13.8%
Harrisdale — 5-14: 19.5% Canning Vale — 5-14: 13.8%
15-19 5.5% / 7.2%
Harrisdale — 15-19: 5.5% Canning Vale — 15-19: 7.2%
20-24 4.4% / 7.1%
Harrisdale — 20-24: 4.4% Canning Vale — 20-24: 7.1%
25-34 15.2% / 12.7%
Harrisdale — 25-34: 15.2% Canning Vale — 25-34: 12.7%
35-44 23.3% / 15.8%
Harrisdale — 35-44: 23.3% Canning Vale — 35-44: 15.8%
45-54 10.7% / 14.3%
Harrisdale — 45-54: 10.7% Canning Vale — 45-54: 14.3%
55-64 6.6% / 11.6%
Harrisdale — 55-64: 6.6% Canning Vale — 55-64: 11.6%
65-74 3.9% / 7.6%
Harrisdale — 65-74: 3.9% Canning Vale — 65-74: 7.6%
75-84 1.1% / 3.1%
Harrisdale — 75-84: 1.1% Canning Vale — 75-84: 3.1%
85+ 0.2% / 1.2%
Harrisdale — 85+: 0.2% Canning Vale — 85+: 1.2%

Bars are drawn against the largest share shown (23.3%).

Who lives together

Household composition, 2021 Census.

Harrisdale 71.4% couple families
Harrisdale — Couple Families: 71.4% Harrisdale — Lone Person: 13.4% Harrisdale — One Parent Families: 12.3% Harrisdale — Group Household: 1.7% Harrisdale — Other Families: 1.2%
Canning Vale 67.7% couple families
Canning Vale — Couple Families: 67.7% Canning Vale — Lone Person: 15.5% Canning Vale — One Parent Families: 12.9% Canning Vale — Group Household: 2.3% Canning Vale — Other Families: 1.6%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Harrisdale 20.3% renting
Harrisdale — Owned Outright: 11.7% Harrisdale — Mortgage: 68.0% Harrisdale — Renting: 20.3%
Canning Vale 18.3% renting
Canning Vale — Owned Outright: 31.0% Canning Vale — Mortgage: 50.7% Canning Vale — Renting: 18.3%
Owned outright Mortgage Renting

Qualifications

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

Harrisdale Canning Vale
Bachelor Degree 16.8% / 16.5%
Harrisdale — Bachelor Degree: 16.8% Canning Vale — Bachelor Degree: 16.5%
Certificate III & IV 11.1% / 10.7%
Harrisdale — Certificate III & IV: 11.1% Canning Vale — Certificate III & IV: 10.7%
Advanced Diploma / Diploma 8.3% / 7.7%
Harrisdale — Advanced Diploma / Diploma: 8.3% Canning Vale — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 7.0% / 6.2%
Harrisdale — Postgraduate Degree: 7.0% Canning Vale — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 1.9% / 1.8%
Harrisdale — Graduate Diploma / Certificate: 1.9% Canning Vale — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (16.8%).

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.

Harrisdale Canning Vale
India 14.9% / 8.7%
Harrisdale — India: 14.9% Canning Vale — India: 8.7%
England 5.2% / 5.2%
Harrisdale — England: 5.2% Canning Vale — England: 5.2%
Malaysia 4.0% / 6.1%
Harrisdale — Malaysia: 4.0% Canning Vale — Malaysia: 6.1%
China 2.3% / 5.0%
Harrisdale — China: 2.3% Canning Vale — China: 5.0%
South Africa 2.9% / 2.3%
Harrisdale — South Africa: 2.9% Canning Vale — South Africa: 2.3%
New Zealand 2.4% / 2.1%
Harrisdale — New Zealand: 2.4% Canning Vale — New Zealand: 2.1%
Singapore — / 2.9%
Harrisdale — Singapore: not among its largest Canning Vale — Singapore: 2.9%

Bars are drawn against the largest share shown (14.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Harrisdale 98.5% houses
Harrisdale — Houses: 98.5% Harrisdale — Townhouses: 1.4% Harrisdale — Flats / Apartments: 0.1%
Canning Vale 94.4% houses
Canning Vale — Houses: 94.4% Canning Vale — Townhouses: 4.8% Canning Vale — Flats / Apartments: 0.9%
Houses Townhouses Flats / Apartments

Property market

Harrisdale Canning Vale
Median house price $950,000 $1,060,000
Median unit price — $587,500
Median land price $780,000 $985,000
Typical days to sell (houses) 26 days
from 156 sales
 28 days
from 316 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.

Harrisdale Canning Vale
3 bed $840K / $830K
Harrisdale — 3 bed: $840K (103 sales) Canning Vale — 3 bed: $830K (103 sales)

103 vs 103 sales

4 bed $1.07M / $1.12M
Harrisdale — 4 bed: $1.07M (133 sales) Canning Vale — 4 bed: $1.12M (348 sales)

133 vs 348 sales

5 bed $1.32M / $1.29M
Harrisdale — 5 bed: $1.32M (12 sales) Canning Vale — 5 bed: $1.29M (45 sales)

12 vs 45 sales

Development activity

Harrisdale Canning Vale
New dwellings approved 1,811
across Armadale
 423
across Canning
Approvals change year on year +70% -3%

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.

Harrisdale Canning Vale
Houses 4.2%
$850/wk on $1.05M
 3.7%
$850/wk on $1.2M
Units —
same for both

Ranking within WA

Harrisdale Canning Vale
House price —
same for both
Income Higher than 89% of WA Higher than 85% of WA
Schools Higher than 98% of WA Higher than 99% of WA
Walkability Higher than 87% of WA Higher than 95% of WA
Affordability —
same for both
EV adoption Higher than 84% of WA Higher than 92% of WA
NBN connectivity Higher than 96% of WA Higher than 90% of WA
Rental yield (houses) Higher than 38% of WA Higher than 19% of WA

Liveability

Canning Vale is more walkable (79 vs 63); Canning Vale scores higher overall (84 vs 73).

Harrisdale Canning Vale
Grade A
same for both
Score 73/100 84/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Harrisdale carries more bushfire risk (59 vs 18).

Harrisdale Canning Vale
Bushfire Moderate
59/100
 Low
18/100
Crime Moderate
48/100
 Moderate
54/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 High
83/100
Industrial facilities nearby 2
within 5 km
 13
within 5 km

Schools

Harrisdale Canning Vale
Inside the suburb 4 8
Rated above peers 3 6
Rated at peers 1
same for both
Rated below peers 0
same for both
Universities within 10 km None 2
Murdoch University (Murdoch), 7.6 km

Schools in Harrisdale

  • Carey Baptist College Independent · Combined above peers
  • Harrisdale Senior High School Government · Secondary above peers
  • North Harrisdale Primary School Government · Primary above peers
  • Harrisdale Primary School Government · Primary at peers

Schools in Canning Vale

  • Caladenia Primary School Government · Primary above peers
  • Campbell Primary School Government · Primary above peers
  • Canning Vale College Government · Secondary above peers
  • Canning Vale Primary School Government · Primary above peers
  • Excelsior Primary School Government · Primary above peers
  • Ranford Primary School Government · Primary above peers

Amenities in the suburb

Harrisdale Canning Vale
Supermarkets 5 10
Cafes & restaurants 12 31
Parks & reserves 19 65
Childcare 7 23
GPs 3 13
Pharmacies 1 6
Police stations 0 1
Banks & Bank@Post 1 5
Fuel stations 1 9
EV chargers 1 2
Waterways 0 3

Mobility

Harrisdale sits further from the CBD (28.8 km vs 21.9 km).

Harrisdale Canning Vale
Walkability score 63/100 79/100
Distance to Perth 28.8 km
+24% vs other
 21.9 km
Drive time (normal traffic) 31 min 25 min
Public transport score 78/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 131.8
7-9am + 5-7pm
 1183.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 6112
 1.7%
postcode 6155
Rooftop solar per 100 dwellings 75
postcode 6112
 82
postcode 6155

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.

Harrisdale Canning Vale
Car (driver) 78.0% / 77.0%
Harrisdale — Car (driver): 78.0% Canning Vale — Car (driver): 77.0%
Worked from Home 8.1% / 8.1%
Harrisdale — Worked from Home: 8.1% Canning Vale — Worked from Home: 8.1%
Train 6.4% / 6.4%
Harrisdale — Train: 6.4% Canning Vale — Train: 6.4%
Car (passenger) 4.5% / 5.3%
Harrisdale — Car (passenger): 4.5% Canning Vale — Car (passenger): 5.3%
Bus 2.0% / 2.3%
Harrisdale — Bus: 2.0% Canning Vale — Bus: 2.3%

Bars are drawn against the largest share shown (78.0%).

Setting

Harrisdale Canning Vale
Elevation 25 m
above sea level, at the suburb centre
 28 m
above sea level, at the suburb centre
Distance to the ocean 15.9 km 14.8 km

NBN connectivity

Harrisdale Canning Vale
Connectivity score 93/100 77/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 87%
3,768 premises
 54%
13,535 premises

Climate

Harrisdale Canning Vale
Annual rainfall 745 mm
same for both
Summer max (Jan) 31.4°C
same for both
Winter min (Jul) 7.6°C
same for both

Council rates

Harrisdale Canning Vale
Average residential rate $2,388/yr $1,833/yr
Council Armadale Canning

Federal electorate

Harrisdale Canning Vale
Division Burt Tangney
Member Matt Keogh Sam Lim
Party Australian Labor Party
same for both

First Home Owner Grant

Harrisdale Canning Vale
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Harrisdale

Family Middle-Ring Multicultural Parks Young Families

Canning Vale

Easy Commute Large Blocks Middle-Ring Multicultural Parks Transport Hub

More comparisons

Other comparisons with Harrisdale

Harrisdale vs Piara Waters Harrisdale vs Southern River Harrisdale vs Treeby Harrisdale vs Forrestdale

Other comparisons with Canning Vale

Canning Vale vs Thornlie Canning Vale vs Willetton Canning Vale vs Piara Waters Canning Vale vs Southern River Canning Vale vs Leeming Canning Vale vs Huntingdale
Full data on Harrisdale Full data on Canning Vale
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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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