Langford vs Canning Vale

In both, most households own their home and the large majority of homes are detached houses. In Canning Vale, most households are couple families. Houses cost more in Canning Vale: a median of $1.06 million, against $730,000 in Langford, and rent is higher there too. Langford is closer to the city centre: 15 km, against 21.9 km. On these figures, Langford tends to suit people living alone and buyers on a tighter budget, while Canning Vale suits couples.

Canning Vale is a significantly larger and more affluent suburb, with a median household income of $118,404 compared to Langford's $68,536, and a liveability score of 84 versus 43. Property prices are notably higher in Canning Vale—median houses at $1,060,000 against $730,000—though both suburbs have similar median ages around 36–37 years. Langford offers closer proximity to the CBD at 15 km and a higher rental yield on houses at 4.6%, but faces considerably higher flood and crime risks; Canning Vale presents a more established, lower-risk environment better suited to buyers seeking amenity and stability.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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 6 of the 6 things we measure here

  • has more parks and reserves (65 vs 1)
  • has more schools rated above their peers (6 vs 1)
  • has more childcare (23 vs 4)

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

First-home buyers

Langford

ahead on 3 of the 4 things we measure here

  • has cheaper land ($365,000 vs $985,000)
  • has cheaper houses ($730,000 vs $1,060,000)
  • has cheaper units ($507,500 vs $587,500)
  • But Canning Vale leaves households under less mortgage stress (20% vs 26%)

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

Renters

Langford

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (34% vs 18%)
  • has cheaper rent ($300/wk vs $425/wk)

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

  • Langford sits closer to the CBD (15 km vs 21.9 km)
  • Canning Vale is more walkable (79/100 vs 70/100)

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 4)
  • carries lower crime risk (54/100 vs 81/100)
  • is more walkable (79/100 vs 70/100)
  • But Langford has more units and townhouses to downsize into (17% vs 6%)

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

  • Langford returns a higher gross yield on houses (4.6% vs 3.7%)
  • Canning Vale is growing faster (4.4% vs -2.9%)

Weighs house yield and population growth.

Where they sit

Langford 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.

Langford 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.

Langford Canning Vale
Walkability 70 / 79
Langford — Walkability: 70/100 Canning Vale — Walkability: 79/100
Safety 19 / 46
Langford — Safety: 19/100 Canning Vale — Safety: 46/100
Low fire risk 81 / 82
Langford — Low fire risk: 81/100 Canning Vale — Low fire risk: 82/100
Low flood risk 29 / 100
Langford — Low flood risk: 29/100 Canning Vale — Low flood risk: 100/100

Demographics

Canning Vale has more residents (34,504 vs 5,505); Canning Vale has higher household incomes ($118,404 vs $68,536).

Langford Canning Vale
Population 5,505 34,504
+527% vs other
Population trend (2016 → 2021) -2.9% +4.4%
Median age 36 37
Median household income $68,536/yr $118,404/yr
+73% vs other
Median weekly rent $300/wk $425/wk
+42% vs other

Age profile

Share of residents in each band, 2021 Census.

Langford Canning Vale
0-4 6.6% / 5.5%
Langford — 0-4: 6.6% Canning Vale — 0-4: 5.5%
5-14 13.3% / 13.8%
Langford — 5-14: 13.3% Canning Vale — 5-14: 13.8%
15-19 5.8% / 7.2%
Langford — 15-19: 5.8% Canning Vale — 15-19: 7.2%
20-24 7.6% / 7.1%
Langford — 20-24: 7.6% Canning Vale — 20-24: 7.1%
25-34 14.7% / 12.7%
Langford — 25-34: 14.7% Canning Vale — 25-34: 12.7%
35-44 15.3% / 15.8%
Langford — 35-44: 15.3% Canning Vale — 35-44: 15.8%
45-54 12.4% / 14.3%
Langford — 45-54: 12.4% Canning Vale — 45-54: 14.3%
55-64 9.9% / 11.6%
Langford — 55-64: 9.9% Canning Vale — 55-64: 11.6%
65-74 9.0% / 7.6%
Langford — 65-74: 9.0% Canning Vale — 65-74: 7.6%
75-84 4.2% / 3.1%
Langford — 75-84: 4.2% Canning Vale — 75-84: 3.1%
85+ 1.1% / 1.2%
Langford — 85+: 1.1% Canning Vale — 85+: 1.2%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

Langford 39.8% couple families
Langford — Couple Families: 39.8% Langford — Lone Person: 31.5% Langford — One Parent Families: 19.2% Langford — Group Household: 6.4% Langford — Other Families: 3.1%
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.

Langford 34.3% renting
Langford — Owned Outright: 27.6% Langford — Mortgage: 38.1% Langford — Renting: 34.3%
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.

Langford Canning Vale
Bachelor Degree 11.3% / 16.5%
Langford — Bachelor Degree: 11.3% Canning Vale — Bachelor Degree: 16.5%
Certificate III & IV 11.3% / 10.7%
Langford — Certificate III & IV: 11.3% Canning Vale — Certificate III & IV: 10.7%
Advanced Diploma / Diploma 6.7% / 7.7%
Langford — Advanced Diploma / Diploma: 6.7% Canning Vale — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 3.9% / 6.2%
Langford — Postgraduate Degree: 3.9% Canning Vale — Postgraduate Degree: 6.2%
Graduate Diploma / Certificate 0.9% / 1.8%
Langford — Graduate Diploma / Certificate: 0.9% Canning Vale — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (16.5%).

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.

Langford Canning Vale
India 5.3% / 8.7%
Langford — India: 5.3% Canning Vale — India: 8.7%
Malaysia 4.4% / 6.1%
Langford — Malaysia: 4.4% Canning Vale — Malaysia: 6.1%
China 4.4% / 5.0%
Langford — China: 4.4% Canning Vale — China: 5.0%
England 3.3% / 5.2%
Langford — England: 3.3% Canning Vale — England: 5.2%
Indonesia 3.1% / 1.5%
Langford — Indonesia: 3.1% Canning Vale — Indonesia: 1.5%
Singapore — / 2.9%
Langford — Singapore: not among its largest Canning Vale — Singapore: 2.9%

Bars are drawn against the largest share shown (8.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Langford 83.3% houses
Langford — Houses: 83.3% Langford — Townhouses: 16.4% Langford — Flats / Apartments: 0.3%
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

Langford Canning Vale
Median house price $730,000 $1,060,000
Median unit price $507,500 $587,500
Median land price $365,000 $985,000
Typical days to sell (houses) 27 days
from 57 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.

Langford Canning Vale
3 bed $718K / $830K
Langford — 3 bed: $718K (67 sales) Canning Vale — 3 bed: $830K (103 sales)

67 vs 103 sales

4 bed $828K / $1.12M
Langford — 4 bed: $828K (26 sales) Canning Vale — 4 bed: $1.12M (348 sales)

26 vs 348 sales

Development activity

Langford Canning Vale
New dwellings approved 660
across Gosnells
 423
across Canning
Approvals change year on year +17% -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.

Langford Canning Vale
Houses 4.6%
$700/wk on $800K
 3.7%
$850/wk on $1.2M
Units —
same for both

Ranking within WA

Langford Canning Vale
House price —
same for both
Income Higher than 26% of WA Higher than 85% of WA
Schools Higher than 68% of WA Higher than 99% of WA
Walkability Higher than 90% of WA Higher than 95% of WA
Affordability —
same for both
EV adoption Higher than 75% of WA Higher than 92% of WA
NBN connectivity Higher than 83% of WA Higher than 90% of WA
Rental yield (houses) Higher than 63% of WA Higher than 19% of WA

Liveability

Canning Vale scores higher overall (84 vs 43); Canning Vale is more walkable (79 vs 70).

Langford Canning Vale
Grade C A
Score 43/100 84/100
Socio-economic band below-average income
decile 2/10
 very advantaged area
decile 9/10

Risk profile

Langford carries more flood risk (71 vs 0); Langford carries more crime risk (81 vs 54).

Langford Canning Vale
Bushfire Low
19/100
 Low
18/100
Crime High
81/100
 Moderate
54/100
Flood High
71/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 High
83/100
Industrial facilities nearby 13
within 5 km
same for both

Schools

Langford Canning Vale
Inside the suburb 3 8
Rated above peers 1 6
Rated at peers 2 1
Rated below peers 0
same for both
Universities within 10 km 1
Curtin University of Technology, 5.1 km
 2
Murdoch University (Murdoch), 7.6 km
Full-time students aged 15–24 2.7% 3.6%

Schools in Langford

  • Al-Ameen College Independent · Combined above peers
  • Brookman Primary School Government · Primary at peers
  • St Jude's Catholic School Catholic · 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

Langford Canning Vale
Supermarkets 0 10
Cafes & restaurants 1 31
Parks & reserves 1 65
Childcare 4 23
GPs 4 13
Pharmacies 1 6
Police stations 0 1
Banks & Bank@Post 1 5
Fuel stations 2 9
EV chargers 0 2
Waterways 0 3

Mobility

Canning Vale sits further from the CBD (21.9 km vs 15 km).

Langford Canning Vale
Walkability score 70/100 79/100
Distance to Perth 15 km 21.9 km
+46% vs other
Drive time (normal traffic) 24 min 25 min
Public transport score 94/100
Bus
 94/100
Rail · Bus
Peak arrivals per hour 204.8
7-9am + 5-7pm
 1183.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 0.9%
postcode 6147
 1.7%
postcode 6155
Rooftop solar per 100 dwellings 55
postcode 6147
 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.

Langford Canning Vale
Car (driver) 79.1% / 77.0%
Langford — Car (driver): 79.1% Canning Vale — Car (driver): 77.0%
Worked from Home 4.5% / 8.1%
Langford — Worked from Home: 4.5% Canning Vale — Worked from Home: 8.1%
Car (passenger) 6.8% / 5.3%
Langford — Car (passenger): 6.8% Canning Vale — Car (passenger): 5.3%
Train 4.3% / 6.4%
Langford — Train: 4.3% Canning Vale — Train: 6.4%
Bus 4.0% / 2.3%
Langford — Bus: 4.0% Canning Vale — Bus: 2.3%

Bars are drawn against the largest share shown (79.1%).

Setting

Langford Canning Vale
Elevation 9 m
above sea level, at the suburb centre
 28 m
above sea level, at the suburb centre
Distance to the ocean 18.1 km 14.8 km

NBN connectivity

Langford Canning Vale
Connectivity score 70/100 77/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 46%
2,282 premises
 54%
13,535 premises

Climate

Langford 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

Langford Canning Vale
Average residential rate $2,067/yr $1,833/yr
Council Gosnells Canning

Federal electorate

Langford Canning Vale
Division Swan Tangney
Member Zaneta Mascarenhas Sam Lim
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Langford

Easy Commute Middle-Ring Multicultural Quiet Transport Hub

Canning Vale

Easy Commute Large Blocks Middle-Ring Multicultural Parks Transport Hub

More comparisons

Other comparisons with Langford

Langford vs Thornlie Langford vs Beckenham Langford vs Cannington Langford vs Parkwood Langford vs Ferndale Langford vs Lynwood

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 Harrisdale Canning Vale vs Leeming
Full data on Langford 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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