Kelmscott vs Armadale

In both, most households own their home and most homes are detached houses. In Armadale, about half of households are people living alone. Houses cost more in Kelmscott: a median of $725,000, against $645,000 in Armadale, and rent is higher there too. Kelmscott is closer to the city centre: 29.1 km, against 36.2 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

They split

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

  • Kelmscott has more separate houses rather than flats (82% vs 67%)
  • Armadale has more schools inside the suburb (9 vs 5)

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

First-home buyers

Armadale

ahead on 3 of the 4 things we measure here

  • has cheaper land ($430,000 vs $580,000)
  • has cheaper units ($512,500 vs $597,500)
  • has cheaper houses ($645,000 vs $725,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Kelmscott leaves renters under less rental stress (21% vs 26%)
  • Armadale has a bigger rental market to choose from (43% vs 28%)

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

Commuting to the city

They split

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

  • Kelmscott sits closer to the CBD (29.1 km vs 36.2 km)
  • Armadale is more walkable (92/100 vs 79/100)

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

Downsizers and retirees

Armadale

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (33% vs 18%)
  • is more walkable (92/100 vs 79/100)

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

Investors

Kelmscott

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.5% vs 4.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Kelmscott Armadale
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.

Kelmscott Armadale
Walkability 79 / 92
Kelmscott — Walkability: 79/100 Armadale — Walkability: 92/100
Safety 14 / 7
Kelmscott — Safety: 14/100 Armadale — Safety: 7/100
Low fire risk 44 / 36
Kelmscott — Low fire risk: 44/100 Armadale — Low fire risk: 36/100
Low flood risk 58 / 67
Kelmscott — Low flood risk: 58/100 Armadale — Low flood risk: 67/100

Demographics

Kelmscott has higher household incomes ($70,460 vs $53,040); Armadale has more residents (13,415 vs 10,575).

Kelmscott Armadale
Population 10,575 13,415
+27% vs other
Population trend (2016 → 2021) +1.1% -1.5%
Median age 40 39
Median household income $70,460/yr
+25% vs other
 $53,040/yr
Median weekly rent $290/wk
+7% vs other
 $270/wk

Age profile

Share of residents in each band, 2021 Census.

Kelmscott Armadale
0-4 5.3% / 6.9%
Kelmscott — 0-4: 5.3% Armadale — 0-4: 6.9%
5-14 12.3% / 11.5%
Kelmscott — 5-14: 12.3% Armadale — 5-14: 11.5%
15-19 5.9% / 5.4%
Kelmscott — 15-19: 5.9% Armadale — 15-19: 5.4%
20-24 6.1% / 6.8%
Kelmscott — 20-24: 6.1% Armadale — 20-24: 6.8%
25-34 13.0% / 14.0%
Kelmscott — 25-34: 13.0% Armadale — 25-34: 14.0%
35-44 12.9% / 12.0%
Kelmscott — 35-44: 12.9% Armadale — 35-44: 12.0%
45-54 13.0% / 11.7%
Kelmscott — 45-54: 13.0% Armadale — 45-54: 11.7%
55-64 12.8% / 11.8%
Kelmscott — 55-64: 12.8% Armadale — 55-64: 11.8%
65-74 10.8% / 10.7%
Kelmscott — 65-74: 10.8% Armadale — 65-74: 10.7%
75-84 5.7% / 6.5%
Kelmscott — 75-84: 5.7% Armadale — 75-84: 6.5%
85+ 2.3% / 2.6%
Kelmscott — 85+: 2.3% Armadale — 85+: 2.6%

Bars are drawn against the largest share shown (14.0%).

Who lives together

Household composition, 2021 Census.

Kelmscott 39.6% lone person
Kelmscott — Lone Person: 39.6% Kelmscott — Couple Families: 33.7% Kelmscott — One Parent Families: 20.0% Kelmscott — Group Household: 4.6% Kelmscott — Other Families: 2.2%
Armadale 47.0% lone person
Armadale — Lone Person: 47.0% Armadale — Couple Families: 22.7% Armadale — One Parent Families: 23.0% Armadale — Group Household: 5.5% Armadale — Other Families: 2.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kelmscott 27.5% renting
Kelmscott — Owned Outright: 31.1% Kelmscott — Mortgage: 41.4% Kelmscott — Renting: 27.5%
Armadale 42.7% renting
Armadale — Owned Outright: 25.0% Armadale — Mortgage: 32.3% Armadale — Renting: 42.7%
Owned outright Mortgage Renting

Qualifications

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

Kelmscott Armadale
Certificate III & IV 18.0% / 16.4%
Kelmscott — Certificate III & IV: 18.0% Armadale — Certificate III & IV: 16.4%
Bachelor Degree 8.1% / 4.8%
Kelmscott — Bachelor Degree: 8.1% Armadale — Bachelor Degree: 4.8%
Advanced Diploma / Diploma 7.1% / 5.4%
Kelmscott — Advanced Diploma / Diploma: 7.1% Armadale — Advanced Diploma / Diploma: 5.4%
Postgraduate Degree 1.9% / 1.1%
Kelmscott — Postgraduate Degree: 1.9% Armadale — Postgraduate Degree: 1.1%
Graduate Diploma / Certificate 1.4% / 0.7%
Kelmscott — Graduate Diploma / Certificate: 1.4% Armadale — Graduate Diploma / Certificate: 0.7%

Bars are drawn against the largest share shown (18.0%).

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.

Kelmscott Armadale
England 10.2% / 8.8%
Kelmscott — England: 10.2% Armadale — England: 8.8%
New Zealand 3.2% / 3.3%
Kelmscott — New Zealand: 3.2% Armadale — New Zealand: 3.3%
India 1.8% / 1.7%
Kelmscott — India: 1.8% Armadale — India: 1.7%
Philippines 1.1% / 1.5%
Kelmscott — Philippines: 1.1% Armadale — Philippines: 1.5%
Scotland 1.1% / 0.9%
Kelmscott — Scotland: 1.1% Armadale — Scotland: 0.9%
Netherlands 0.8% / 1.1%
Kelmscott — Netherlands: 0.8% Armadale — Netherlands: 1.1%

Bars are drawn against the largest share shown (10.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kelmscott 81.5% houses
Kelmscott — Houses: 81.5% Kelmscott — Townhouses: 15.6% Kelmscott — Flats / Apartments: 2.8%
Armadale 67.4% houses
Armadale — Houses: 67.4% Armadale — Townhouses: 30.7% Armadale — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Kelmscott Armadale
Median house price $725,000 $645,000
Median unit price $597,500 $512,500
Median land price $580,000 $430,000
Typical days to sell (houses) 26 days
from 169 sales
 28 days
from 216 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.

Kelmscott Armadale
2 bed $520K / $540K
Kelmscott — 2 bed: $520K (17 sales) Armadale — 2 bed: $540K (34 sales)

17 vs 34 sales

3 bed $701K / $645K
Kelmscott — 3 bed: $701K (187 sales) Armadale — 3 bed: $645K (277 sales)

187 vs 277 sales

4 bed $800K / $694K
Kelmscott — 4 bed: $800K (99 sales) Armadale — 4 bed: $694K (93 sales)

99 vs 93 sales

5 bed $910K / $655K
Kelmscott — 5 bed: $910K (9 sales) Armadale — 5 bed: $655K (5 sales)

9 vs 5 sales

Development activity

Kelmscott Armadale
New dwellings approved 1,811
across Armadale
same for both
Approvals change year on year +70%
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.

Kelmscott Armadale
Houses 4.5%
$650/wk on $749K
 4.7%
$630/wk on $699K
Units 5.5%
$638/wk on $600K
 4.3%
$498/wk on $599K

Ranking within WA

Kelmscott Armadale
House price —
same for both
Income Higher than 29% of WA Higher than 11% of WA
Schools Higher than 77% of WA Higher than 69% of WA
Walkability Higher than 94% of WA Higher than 99% of WA
Affordability —
same for both
EV adoption Higher than 73% of WA Higher than 84% of WA
NBN connectivity Higher than 78% of WA Higher than 77% of WA
Rental yield (houses) Higher than 59% of WA Higher than 71% of WA
Rental yield (units) Higher than 53% of WA Higher than 13% of WA

Liveability

Armadale is more walkable (92 vs 79); Kelmscott scores higher overall (44 vs 39).

Kelmscott Armadale
Grade C
same for both
Score 44/100 39/100
Socio-economic band below-average income
decile 2/10
 high-need area
decile 1/10

Risk profile

Kelmscott Armadale
Bushfire Moderate
56/100
 Moderate
64/100
Crime High
86/100
 High
93/100
Flood Moderate
42/100
 Low
33/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 3
within 5 km

Schools

Kelmscott Armadale
Inside the suburb 5 9
Rated above peers 2 3
Rated at peers 1 3
Rated below peers 2 1

Schools in Kelmscott

  • Kelmscott Primary School Government · Primary above peers
  • Kelmscott Senior High School Government · Secondary above peers
  • Clifton Hills Primary School Government · Primary at peers
  • Good Shepherd Catholic Primary School Catholic · Primary below peers
  • Sowilo Community High School Independent · Secondary · Special school below peers

Schools in Armadale

  • Challis Community Primary School Government · Primary above peers
  • John Calvin Christian College Independent · Secondary above peers
  • Neerigen Brook Primary School Government · Primary above peers
  • Dale Christian College WA Independent · Combined at peers
  • Kingsley Primary School Government · Primary at peers
  • Pioneer Village School Independent · Primary at peers

Amenities in the suburb

Kelmscott Armadale
Supermarkets 4 8
Cafes & restaurants 6 14
Parks & reserves 16 20
Childcare 9
same for both
GPs 5 6
Pharmacies 1 6
Police stations 0 1
Banks & Bank@Post 1 4
Fuel stations 4 7
EV chargers 0 5
Waterways 3 1

Mobility

Armadale sits further from the CBD (36.2 km vs 29.1 km).

Kelmscott Armadale
Walkability score 79/100 92/100
Distance to Perth 29.1 km 36.2 km
+24% vs other
Drive time (normal traffic) 35 min 36 min
Public transport score 94/100
Rail · Bus
same for both
Peak arrivals per hour 194.2
7-9am + 5-7pm
 415.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.8%
postcode 6111
 1.2%
postcode 6112
Rooftop solar per 100 dwellings 62
postcode 6111
 75
postcode 6112

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.

Kelmscott Armadale
Car (driver) 80.1% / 79.8%
Kelmscott — Car (driver): 80.1% Armadale — Car (driver): 79.8%
Train 6.8% / 5.8%
Kelmscott — Train: 6.8% Armadale — Train: 5.8%
Car (passenger) 5.0% / 6.7%
Kelmscott — Car (passenger): 5.0% Armadale — Car (passenger): 6.7%
Worked from Home 5.5% / 3.7%
Kelmscott — Worked from Home: 5.5% Armadale — Worked from Home: 3.7%
Walked Only 1.0% / 2.1%
Kelmscott — Walked Only: 1.0% Armadale — Walked Only: 2.1%
Bus 1.4% / 1.6%
Kelmscott — Bus: 1.4% Armadale — Bus: 1.6%

Bars are drawn against the largest share shown (80.1%).

Setting

Kelmscott Armadale
Elevation 48 m
above sea level, at the suburb centre
 50 m
above sea level, at the suburb centre
Distance to the ocean 24.6 km
3.1 km to a named beach
 22.1 km
4.5 km to a named beach

NBN connectivity

Kelmscott Armadale
Connectivity score 65/100 64/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 36%
5,609 premises
 35%
7,559 premises

Climate

Kelmscott Armadale
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

Kelmscott Armadale
Average residential rate $2,388/yr
same for both
Council Armadale
same for both

Federal electorate

Kelmscott Armadale
Division Bullwinkel Burt
Member Trish Cook Matt Keogh
Party Australian Labor Party
same for both

First Home Owner Grant

Kelmscott Armadale
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Kelmscott

Easy Commute Outer Parks Transport Hub

Armadale

Affordable Easy Commute Outer Parks Townhouses Transport Hub

More comparisons

Other comparisons with Kelmscott

Kelmscott vs Gosnells Kelmscott vs Seville Grove Kelmscott vs Roleystone Kelmscott vs Camillo Kelmscott vs Bedfordale Kelmscott vs Mount Nasura

Other comparisons with Armadale

Armadale vs Seville Grove Armadale vs Hilbert Armadale vs Bedfordale Armadale vs Mount Nasura Armadale vs Brookdale Armadale vs Haynes
Full data on Kelmscott Full data on Armadale
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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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