Kiara vs Beechboro

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Kiara: a median of $890,000, against $812,000 in Beechboro.

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

Beechboro

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (13 vs 2)
  • has more childcare (6 vs 1)
  • has more schools rated above their peers (3 vs 0)

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

First-home buyers

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house 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

Beechboro

ahead on the one thing that separates them

  • is more walkable (77/100 vs 66/100)

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

Downsizers and retirees

Beechboro

ahead on the one thing that separates them

  • is more walkable (77/100 vs 66/100)

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

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

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

Kiara Beechboro
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.

Kiara Beechboro
Walkability 66 / 77
Kiara — Walkability: 66/100 Beechboro — Walkability: 77/100
Safety 30 / 32
Kiara — Safety: 30/100 Beechboro — Safety: 32/100
Low fire risk 100 / 100
Kiara — Low fire risk: 100/100 Beechboro — Low fire risk: 100/100
Low flood risk 100 / 100
Kiara — Low flood risk: 100/100 Beechboro — Low flood risk: 100/100

Demographics

Beechboro has more residents (9,112 vs 1,776).

Kiara Beechboro
Population 1,776 9,112
+413% vs other
Population trend (2016 → 2021) -2.7% +0.6%
Median age 39 38
Median household income $78,624/yr
+6% vs other
 $74,152/yr
Median weekly rent $333/wk
+4% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Kiara Beechboro
0-4 5.6% / 5.6%
Kiara — 0-4: 5.6% Beechboro — 0-4: 5.6%
5-14 10.8% / 13.6%
Kiara — 5-14: 10.8% Beechboro — 5-14: 13.6%
15-19 5.9% / 6.0%
Kiara — 15-19: 5.9% Beechboro — 15-19: 6.0%
20-24 7.0% / 6.5%
Kiara — 20-24: 7.0% Beechboro — 20-24: 6.5%
25-34 15.1% / 13.1%
Kiara — 25-34: 15.1% Beechboro — 25-34: 13.1%
35-44 11.0% / 13.4%
Kiara — 35-44: 11.0% Beechboro — 35-44: 13.4%
45-54 12.7% / 12.4%
Kiara — 45-54: 12.7% Beechboro — 45-54: 12.4%
55-64 16.3% / 14.1%
Kiara — 55-64: 16.3% Beechboro — 55-64: 14.1%
65-74 10.0% / 10.2%
Kiara — 65-74: 10.0% Beechboro — 65-74: 10.2%
75-84 4.9% / 3.9%
Kiara — 75-84: 4.9% Beechboro — 75-84: 3.9%
85+ 1.2% / 1.3%
Kiara — 85+: 1.2% Beechboro — 85+: 1.3%

Bars are drawn against the largest share shown (16.3%).

Who lives together

Household composition, 2021 Census.

Kiara 41.7% couple families
Kiara — Couple Families: 41.7% Kiara — Lone Person: 32.9% Kiara — One Parent Families: 18.1% Kiara — Group Household: 5.3% Kiara — Other Families: 2.0%
Beechboro 42.5% couple families
Beechboro — Couple Families: 42.5% Beechboro — Lone Person: 31.2% Beechboro — One Parent Families: 20.0% Beechboro — Group Household: 4.2% Beechboro — Other Families: 2.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kiara 20.3% renting
Kiara — Owned Outright: 36.3% Kiara — Mortgage: 43.4% Kiara — Renting: 20.3%
Beechboro 25.6% renting
Beechboro — Owned Outright: 31.7% Beechboro — Mortgage: 42.7% Beechboro — Renting: 25.6%
Owned outright Mortgage Renting

Qualifications

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

Kiara Beechboro
Certificate III & IV 15.9% / 16.0%
Kiara — Certificate III & IV: 15.9% Beechboro — Certificate III & IV: 16.0%
Bachelor Degree 12.2% / 7.9%
Kiara — Bachelor Degree: 12.2% Beechboro — Bachelor Degree: 7.9%
Advanced Diploma / Diploma 6.3% / 6.6%
Kiara — Advanced Diploma / Diploma: 6.3% Beechboro — Advanced Diploma / Diploma: 6.6%
Postgraduate Degree 1.9% / 1.5%
Kiara — Postgraduate Degree: 1.9% Beechboro — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate 1.1% / 0.9%
Kiara — Graduate Diploma / Certificate: 1.1% Beechboro — Graduate Diploma / Certificate: 0.9%

Bars are drawn against the largest share shown (16.0%).

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.

Kiara Beechboro
Vietnam 3.8% / 4.0%
Kiara — Vietnam: 3.8% Beechboro — Vietnam: 4.0%
India 3.9% / 3.6%
Kiara — India: 3.9% Beechboro — India: 3.6%
England 3.6% / 3.9%
Kiara — England: 3.6% Beechboro — England: 3.9%
New Zealand 2.3% / 2.5%
Kiara — New Zealand: 2.3% Beechboro — New Zealand: 2.5%
Myanmar 1.4% / 2.1%
Kiara — Myanmar: 1.4% Beechboro — Myanmar: 2.1%
Malaysia 1.8% / 1.5%
Kiara — Malaysia: 1.8% Beechboro — Malaysia: 1.5%

Bars are drawn against the largest share shown (4.0%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kiara 88.7% houses
Kiara — Houses: 88.7% Kiara — Townhouses: 11.3% Kiara — Flats / Apartments: 0.0%
Beechboro 90.3% houses
Beechboro — Houses: 90.3% Beechboro — Townhouses: 8.4% Beechboro — Flats / Apartments: 1.3%
Houses Townhouses Flats / Apartments

Property market

Kiara Beechboro
Median house price $890,000 $812,500
Median unit price $850,000 —
Median land price — $450,000
Typical days to sell (houses) 22 days
from 17 sales
 27 days
from 96 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.

Kiara Beechboro
3 bed $735K / $772K
Kiara — 3 bed: $735K (11 sales) Beechboro — 3 bed: $772K (100 sales)

11 vs 100 sales

4 bed $915K / $870K
Kiara — 4 bed: $915K (21 sales) Beechboro — 4 bed: $870K (65 sales)

21 vs 65 sales

Development activity

Kiara Beechboro
New dwellings approved 2,486
across Swan
same for both
Approvals change year on year +2%
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.

Kiara Beechboro
Houses 4.9%
$725/wk on $769K
 4.5%
$750/wk on $864K
Units —
same for both

Ranking within WA

Kiara Beechboro
House price —
same for both
Income — Higher than 36% of WA
Schools — Higher than 88% of WA
Walkability Higher than 88% of WA Higher than 93% of WA
Affordability —
same for both
EV adoption Higher than 79% of WA Higher than 74% of WA
NBN connectivity Higher than 81% of WA Higher than 82% of WA
Rental yield (houses) Higher than 78% of WA Higher than 59% of WA

Liveability

Beechboro is more walkable (77 vs 66).

Kiara Beechboro
Grade B
same for both
Score 65/100 68/100
Socio-economic band mid-range socio-economic
decile 5/10
 below-average income
decile 2/10

Risk profile

Kiara Beechboro
Bushfire None
0/100
same for both
Crime High
70/100
 Moderate
68/100
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 8
within 5 km
 13
within 5 km

Schools

Kiara Beechboro
Inside the suburb 2 5
Rated above peers 0 3
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Kiara

  • Good Shepherd Catholic School Catholic · Primary below peers
  • Kiara College Government · Secondary

Schools in Beechboro

  • Beechboro Primary School Government · Primary above peers
  • East Beechboro Primary School Government · Primary above peers
  • West Beechboro Primary School Government · Primary above peers
  • John Septimus Roe Anglican Community School - John Septimus Roe (Beechboro) Independent · Primary
  • North East Metropolitan Language Development Centre - Beechboro Campus Government · Primary · Special school

Amenities in the suburb

Kiara Beechboro
Supermarkets 0 2
Parks & reserves 2 13
Childcare 1 6
GPs 1
same for both
Pharmacies 1
same for both
Police stations 1 0
Banks & Bank@Post 0 1
Fuel stations 2 1

Mobility

Kiara Beechboro
Walkability score 66/100 77/100
Distance to Perth 14.5 km 15.8 km
+9% vs other
Drive time (normal traffic) 20 min 22 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 46.0
7-9am + 5-7pm
 175.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.0%
postcode 6054
 0.8%
postcode 6063
Rooftop solar per 100 dwellings 49
postcode 6054
 73
postcode 6063

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.

Kiara Beechboro
Car (driver) 79.0% / 80.6%
Kiara — Car (driver): 79.0% Beechboro — Car (driver): 80.6%
Car (passenger) 7.3% / 6.3%
Kiara — Car (passenger): 7.3% Beechboro — Car (passenger): 6.3%
Worked from Home 6.4% / 5.2%
Kiara — Worked from Home: 6.4% Beechboro — Worked from Home: 5.2%
Train 4.1% / 4.2%
Kiara — Train: 4.1% Beechboro — Train: 4.2%
Bus 2.7% / 2.4%
Kiara — Bus: 2.7% Beechboro — Bus: 2.4%

Bars are drawn against the largest share shown (80.6%).

Setting

Kiara Beechboro
Elevation 26 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 17.5 km
same for both

NBN connectivity

Kiara Beechboro
Connectivity score 68/100 69/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 42%
770 premises
 44%
3,709 premises

Climate

Kiara Beechboro
Annual rainfall 663 mm
same for both
Summer max (Jan) 32.3°C
same for both
Winter min (Jul) 8.5°C
same for both

Council rates

Kiara Beechboro
Average residential rate $2,699/yr
same for both
Council Swan
same for both

Federal electorate

Kiara Beechboro
Division Hasluck
same for both
Member Tania Lawrence
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Kiara Beechboro
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Kiara

Large Blocks Middle-Ring Parks Quiet

Beechboro

Middle-Ring Parks Quiet

More comparisons

Other comparisons with Kiara

Kiara vs Morley Kiara vs Eden Hill Kiara vs Lockridge

Other comparisons with Beechboro

Beechboro vs Morley Beechboro vs Noranda Beechboro vs Caversham Beechboro vs Bennett Springs Beechboro vs Lockridge
Full data on Kiara Full data on Beechboro
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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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