Kelmscott vs Bedfordale

In both, most households own their home and the large majority of homes are detached houses. In Bedfordale, most households are couple families. Houses cost more in Bedfordale: a median of $1.35 million, against $725,000 in Kelmscott, and rent is higher there too. Kelmscott is closer to the city centre: 29.1 km, against 40.2 km. On these figures, Kelmscott tends to suit people living alone and buyers on a tighter budget, while Bedfordale 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

  • Kelmscott has more parks and reserves (16 vs 2)
  • Bedfordale carries lower crime risk (37/100 vs 86/100)

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

First-home buyers

Kelmscott

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($725,000 vs $1,350,000)
  • has cheaper land ($580,000 vs $1,000,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Kelmscott

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (28% vs 3%)
  • has cheaper rent ($290/wk vs $370/wk)
  • But Bedfordale leaves renters under less rental stress (14% vs 21%)

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

Commuting to the city

Kelmscott

ahead on 3 of the 4 things we measure here

  • is more walkable (79/100 vs 7/100)
  • sits closer to the CBD (29.1 km vs 40.2 km)
  • has a shorter drive in (35 min vs 44 min)

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

Downsizers and retirees

Kelmscott

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (18% vs 1%)
  • is more walkable (79/100 vs 7/100)
  • has more GPs (5 vs 0)
  • But Bedfordale carries lower crime risk (37/100 vs 86/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Kelmscott returns a higher gross yield on houses (4.5% vs 3.7%)
  • Bedfordale is growing faster (6.5% vs 1.1%)

Weighs house yield and population growth.

Where they sit

Kelmscott and Bedfordale 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 Bedfordale
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 Bedfordale
Walkability 79 / 7
Kelmscott — Walkability: 79/100 Bedfordale — Walkability: 7/100
Safety 14 / 63
Kelmscott — Safety: 14/100 Bedfordale — Safety: 63/100
Low fire risk 44 / 35
Kelmscott — Low fire risk: 44/100 Bedfordale — Low fire risk: 35/100
Low flood risk 58 / 100
Kelmscott — Low flood risk: 58/100 Bedfordale — Low flood risk: 100/100

Demographics

Kelmscott has more residents (10,575 vs 3,038); Bedfordale has higher household incomes ($141,544 vs $70,460).

Kelmscott Bedfordale
Population 10,575
+71% vs other
 3,038
Population trend (2016 → 2021) +1.1% +6.5%
Median age 40 42
Median household income $70,460/yr $141,544/yr
+101% vs other
Median weekly rent $290/wk $370/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Kelmscott Bedfordale
0-4 5.3% / 4.4%
Kelmscott — 0-4: 5.3% Bedfordale — 0-4: 4.4%
5-14 12.3% / 14.5%
Kelmscott — 5-14: 12.3% Bedfordale — 5-14: 14.5%
15-19 5.9% / 8.0%
Kelmscott — 15-19: 5.9% Bedfordale — 15-19: 8.0%
20-24 6.1% / 6.1%
Kelmscott — 20-24: 6.1% Bedfordale — 20-24: 6.1%
25-34 13.0% / 7.3%
Kelmscott — 25-34: 13.0% Bedfordale — 25-34: 7.3%
35-44 12.9% / 12.6%
Kelmscott — 35-44: 12.9% Bedfordale — 35-44: 12.6%
45-54 13.0% / 17.6%
Kelmscott — 45-54: 13.0% Bedfordale — 45-54: 17.6%
55-64 12.8% / 15.1%
Kelmscott — 55-64: 12.8% Bedfordale — 55-64: 15.1%
65-74 10.8% / 9.0%
Kelmscott — 65-74: 10.8% Bedfordale — 65-74: 9.0%
75-84 5.7% / 4.7%
Kelmscott — 75-84: 5.7% Bedfordale — 75-84: 4.7%
85+ 2.3% / 1.0%
Kelmscott — 85+: 2.3% Bedfordale — 85+: 1.0%

Bars are drawn against the largest share shown (17.6%).

Who lives together

Household composition, 2021 Census.

Kelmscott 33.7% couple families
Kelmscott — Couple Families: 33.7% Kelmscott — Lone Person: 39.6% Kelmscott — One Parent Families: 20.0% Kelmscott — Group Household: 4.6% Kelmscott — Other Families: 2.2%
Bedfordale 73.6% couple families
Bedfordale — Couple Families: 73.6% Bedfordale — Lone Person: 14.1% Bedfordale — One Parent Families: 10.0% Bedfordale — Group Household: 0.5% Bedfordale — Other Families: 1.8%
Couple Families Lone Person 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%
Bedfordale 3.2% renting
Bedfordale — Owned Outright: 37.6% Bedfordale — Mortgage: 59.2% Bedfordale — Renting: 3.2%
Owned outright Mortgage Renting

Qualifications

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

Kelmscott Bedfordale
Certificate III & IV 18.0% / 19.7%
Kelmscott — Certificate III & IV: 18.0% Bedfordale — Certificate III & IV: 19.7%
Bachelor Degree 8.1% / 9.7%
Kelmscott — Bachelor Degree: 8.1% Bedfordale — Bachelor Degree: 9.7%
Advanced Diploma / Diploma 7.1% / 8.9%
Kelmscott — Advanced Diploma / Diploma: 7.1% Bedfordale — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 1.9% / 2.3%
Kelmscott — Postgraduate Degree: 1.9% Bedfordale — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 1.4% / 1.8%
Kelmscott — Graduate Diploma / Certificate: 1.4% Bedfordale — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (19.7%).

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 Bedfordale
England 10.2% / 13.8%
Kelmscott — England: 10.2% Bedfordale — England: 13.8%
New Zealand 3.2% / 2.7%
Kelmscott — New Zealand: 3.2% Bedfordale — New Zealand: 2.7%
South Africa 1.0% / 2.2%
Kelmscott — South Africa: 1.0% Bedfordale — South Africa: 2.2%
Scotland 1.1% / 1.0%
Kelmscott — Scotland: 1.1% Bedfordale — Scotland: 1.0%
India 1.8% / —
Kelmscott — India: 1.8% Bedfordale — India: not among its largest
Netherlands 0.8% / 1.0%
Kelmscott — Netherlands: 0.8% Bedfordale — Netherlands: 1.0%
Philippines 1.1% / —
Kelmscott — Philippines: 1.1% Bedfordale — Philippines: not among its largest

Bars are drawn against the largest share shown (13.8%).

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%
Bedfordale 99.2% houses
Bedfordale — Houses: 99.2% Bedfordale — Townhouses: 0.0% Bedfordale — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Kelmscott Bedfordale
Median house price $725,000 $1,350,000
Median unit price $597,500 —
Median land price $580,000 $1,000,000
Typical days to sell (houses) 26 days
from 169 sales
 11 days
from 28 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 Bedfordale
3 bed $701K / $1M
Kelmscott — 3 bed: $701K (187 sales) Bedfordale — 3 bed: $1M (9 sales)

187 vs 9 sales

4 bed $800K / $1.39M
Kelmscott — 4 bed: $800K (99 sales) Bedfordale — 4 bed: $1.39M (43 sales)

99 vs 43 sales

5 bed $910K / $1.7M
Kelmscott — 5 bed: $910K (9 sales) Bedfordale — 5 bed: $1.7M (15 sales)

9 vs 15 sales

Development activity

Kelmscott Bedfordale
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 Bedfordale
Houses 4.5%
$650/wk on $749K
 3.7%
$1,175/wk on $1.65M
Units 5.5%
$638/wk on $600K
 —

Ranking within WA

Kelmscott Bedfordale
House price —
same for both
Income Higher than 29% of WA Higher than 94% of WA
Schools Higher than 77% of WA —
Walkability Higher than 94% of WA Higher than 69% 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
same for both
Rental yield (houses) Higher than 59% of WA Higher than 19% of WA
Rental yield (units) Higher than 53% of WA —

Liveability

Kelmscott is more walkable (79 vs 7); Bedfordale scores higher overall (58 vs 44).

Kelmscott Bedfordale
Grade C B
Score 44/100 58/100
Socio-economic band below-average income
decile 2/10
 very advantaged area
decile 9/10

Risk profile

Kelmscott carries more flood risk (42 vs 0); Kelmscott carries more crime risk (86 vs 37).

Kelmscott Bedfordale
Bushfire Moderate
56/100
 Moderate
65/100
Crime High
86/100
 Low
37/100
Flood Moderate
42/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Kelmscott Bedfordale
Inside the suburb 5 2
Rated above peers 2 1
Rated at peers 1
same for both
Rated below peers 2 0

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 Bedfordale

  • Armadale Primary School Government · Primary above peers
  • Southern Hills Christian College Independent · Combined at peers

Amenities in the suburb

Kelmscott Bedfordale
Supermarkets 4 0
Cafes & restaurants 6 0
Parks & reserves 16 2
Childcare 9 3
GPs 5 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 4 1
Waterways 3 2

Mobility

Bedfordale sits further from the CBD (40.2 km vs 29.1 km).

Kelmscott Bedfordale
Walkability score 79/100 7/100
Distance to Perth 29.1 km 40.2 km
+38% vs other
Drive time (normal traffic) 35 min 44 min
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 Bedfordale
Car (driver) 80.1% / 78.2%
Kelmscott — Car (driver): 80.1% Bedfordale — Car (driver): 78.2%
Worked from Home 5.5% / 11.3%
Kelmscott — Worked from Home: 5.5% Bedfordale — Worked from Home: 11.3%
Train 6.8% / 3.3%
Kelmscott — Train: 6.8% Bedfordale — Train: 3.3%
Car (passenger) 5.0% / 4.7%
Kelmscott — Car (passenger): 5.0% Bedfordale — Car (passenger): 4.7%
Bus 1.4% / 1.2%
Kelmscott — Bus: 1.4% Bedfordale — Bus: 1.2%

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

Setting

Kelmscott Bedfordale
Elevation 48 m
above sea level, at the suburb centre
 290 m
above sea level, at the suburb centre
Distance to the ocean 24.6 km
3.1 km to a named beach
 27.5 km

NBN connectivity

Kelmscott Bedfordale
Connectivity score 65/100
same for both
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 36%
5,609 premises
 37%
1,061 premises

Climate

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

Federal electorate

Kelmscott Bedfordale
Division Bullwinkel
same for both
Member Trish Cook
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Kelmscott Bedfordale
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

Bedfordale

Acreage Outer

More comparisons

Other comparisons with Kelmscott

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

Other comparisons with Bedfordale

Bedfordale vs Byford Bedfordale vs Armadale Bedfordale vs Roleystone Bedfordale vs Mount Nasura Bedfordale vs Mount Richon Bedfordale vs Wungong
Full data on Kelmscott Full data on Bedfordale
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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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