Leeming vs Bibra Lake

In both, the large majority of households own their home and the large majority of homes are detached houses. In Leeming, most households are couple families. In Bibra Lake, about half of households are couple families. Houses cost more in Leeming: a median of $1.46 million, against $970,000 in Bibra Lake, and rent is higher there too. Leeming is closer to the city centre: 18.1 km, against 23.5 km. On these figures, Leeming tends to suit couples, while Bibra Lake suits people living alone and buyers on a tighter budget.

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

Leeming

ahead on 5 of the 6 things we measure here

  • has more schools rated above their peers (3 vs 1)
  • carries lower crime risk (26/100 vs 72/100)
  • has more parks and reserves (22 vs 8)

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

First-home buyers

Bibra Lake

ahead on the one thing that separates them

  • has cheaper houses ($970,000 vs $1,455,500)

Weighs house prices and mortgage stress.

Renters

Bibra Lake

ahead on the one thing that separates them

  • has cheaper rent ($400/wk vs $440/wk)

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

Commuting to the city

Leeming

ahead on 2 of the 4 things we measure here

  • is more walkable (70/100 vs 38/100)
  • sits closer to the CBD (18.1 km vs 23.5 km)

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

Downsizers and retirees

Leeming

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (26/100 vs 72/100)
  • is more walkable (70/100 vs 38/100)

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

Investors

Bibra Lake

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.2% vs 3.0%)

Weighs house yield and population growth.

Where they sit

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

Leeming Bibra Lake
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.

Leeming Bibra Lake
Walkability 70 / 38
Leeming — Walkability: 70/100 Bibra Lake — Walkability: 38/100
Safety 74 / 28
Leeming — Safety: 74/100 Bibra Lake — Safety: 28/100
Low fire risk 100 / 68
Leeming — Low fire risk: 100/100 Bibra Lake — Low fire risk: 68/100
Low flood risk 100 / 100
Leeming — Low flood risk: 100/100 Bibra Lake — Low flood risk: 100/100

Demographics

Leeming has more residents (10,883 vs 5,892); Leeming has higher household incomes ($121,160 vs $94,900).

Leeming Bibra Lake
Population 10,883
+46% vs other
 5,892
Population trend (2016 → 2021) +1.4% +0.3%
Median age 42 44
Median household income $121,160/yr
+22% vs other
 $94,900/yr
Median weekly rent $440/wk
+9% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Leeming Bibra Lake
0-4 5.2% / 5.3%
Leeming — 0-4: 5.2% Bibra Lake — 0-4: 5.3%
5-14 12.9% / 11.1%
Leeming — 5-14: 12.9% Bibra Lake — 5-14: 11.1%
15-19 6.4% / 6.1%
Leeming — 15-19: 6.4% Bibra Lake — 15-19: 6.1%
20-24 5.4% / 5.9%
Leeming — 20-24: 5.4% Bibra Lake — 20-24: 5.9%
25-34 9.7% / 10.8%
Leeming — 25-34: 9.7% Bibra Lake — 25-34: 10.8%
35-44 13.0% / 11.5%
Leeming — 35-44: 13.0% Bibra Lake — 35-44: 11.5%
45-54 12.8% / 14.3%
Leeming — 45-54: 12.8% Bibra Lake — 45-54: 14.3%
55-64 14.5% / 14.4%
Leeming — 55-64: 14.5% Bibra Lake — 55-64: 14.4%
65-74 14.2% / 10.8%
Leeming — 65-74: 14.2% Bibra Lake — 65-74: 10.8%
75-84 4.6% / 6.7%
Leeming — 75-84: 4.6% Bibra Lake — 75-84: 6.7%
85+ 1.3% / 3.2%
Leeming — 85+: 1.3% Bibra Lake — 85+: 3.2%

Bars are drawn against the largest share shown (14.5%).

Who lives together

Household composition, 2021 Census.

Leeming 62.4% couple families
Leeming — Couple Families: 62.4% Leeming — Lone Person: 21.6% Leeming — One Parent Families: 13.0% Leeming — Group Household: 2.2% Leeming — Other Families: 0.8%
Bibra Lake 46.2% couple families
Bibra Lake — Couple Families: 46.2% Bibra Lake — Lone Person: 32.5% Bibra Lake — One Parent Families: 16.6% Bibra Lake — Group Household: 3.4% Bibra Lake — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Leeming 12.1% renting
Leeming — Owned Outright: 46.9% Leeming — Mortgage: 41.0% Leeming — Renting: 12.1%
Bibra Lake 14.9% renting
Bibra Lake — Owned Outright: 42.4% Bibra Lake — Mortgage: 42.7% Bibra Lake — Renting: 14.9%
Owned outright Mortgage Renting

Qualifications

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

Leeming Bibra Lake
Bachelor Degree 19.5% / 13.7%
Leeming — Bachelor Degree: 19.5% Bibra Lake — Bachelor Degree: 13.7%
Certificate III & IV 11.1% / 15.6%
Leeming — Certificate III & IV: 11.1% Bibra Lake — Certificate III & IV: 15.6%
Advanced Diploma / Diploma 8.9% / 8.6%
Leeming — Advanced Diploma / Diploma: 8.9% Bibra Lake — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 6.4% / 3.9%
Leeming — Postgraduate Degree: 6.4% Bibra Lake — Postgraduate Degree: 3.9%
Graduate Diploma / Certificate 3.1% / 2.0%
Leeming — Graduate Diploma / Certificate: 3.1% Bibra Lake — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (19.5%).

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.

Leeming Bibra Lake
England 7.6% / 8.2%
Leeming — England: 7.6% Bibra Lake — England: 8.2%
Malaysia 4.6% / 1.0%
Leeming — Malaysia: 4.6% Bibra Lake — Malaysia: 1.0%
New Zealand 1.6% / 2.1%
Leeming — New Zealand: 1.6% Bibra Lake — New Zealand: 2.1%
China 2.5% / 1.1%
Leeming — China: 2.5% Bibra Lake — China: 1.1%
South Africa 1.8% / 1.6%
Leeming — South Africa: 1.8% Bibra Lake — South Africa: 1.6%
Singapore 2.2% / 1.1%
Leeming — Singapore: 2.2% Bibra Lake — Singapore: 1.1%
India 2.2% / —
Leeming — India: 2.2% Bibra Lake — India: not among its largest

Bars are drawn against the largest share shown (8.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Leeming 93.5% houses
Leeming — Houses: 93.5% Leeming — Townhouses: 6.2% Leeming — Flats / Apartments: 0.3%
Bibra Lake 84.7% houses
Bibra Lake — Houses: 84.7% Bibra Lake — Townhouses: 14.6% Bibra Lake — Flats / Apartments: 0.7%
Houses Townhouses Flats / Apartments

Property market

Leeming Bibra Lake
Median house price $1,455,500 $970,000
Median unit price $600,000 —
Median land price —
same for both
Typical days to sell (houses) 19 days
from 58 sales
 42 days
from 40 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.

Leeming Bibra Lake
3 bed $1.04M / $885K
Leeming — 3 bed: $1.04M (24 sales) Bibra Lake — 3 bed: $885K (27 sales)

24 vs 27 sales

4 bed $1.48M / $1.03M
Leeming — 4 bed: $1.48M (55 sales) Bibra Lake — 4 bed: $1.03M (56 sales)

55 vs 56 sales

5 bed $1.55M / $1.21M
Leeming — 5 bed: $1.55M (33 sales) Bibra Lake — 5 bed: $1.21M (6 sales)

33 vs 6 sales

Development activity

Leeming Bibra Lake
New dwellings approved 727
across Melville
 1,395
across Cockburn
Approvals change year on year +268% +14%

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.

Leeming Bibra Lake
Houses 3.0%
$850/wk on $1.5M
 4.2%
$850/wk on $1.05M
Units —
same for both

Ranking within WA

Leeming Bibra Lake
House price —
same for both
Income Higher than 87% of WA Higher than 59% of WA
Schools Higher than 87% of WA Higher than 67% of WA
Walkability Higher than 90% of WA Higher than 80% of WA
Affordability —
same for both
EV adoption Higher than 94% of WA Higher than 83% of WA
NBN connectivity Higher than 87% of WA Higher than 78% of WA
Rental yield (houses) Higher than 6% of WA Higher than 39% of WA

Liveability

Leeming is more walkable (70 vs 38); Leeming scores higher overall (87 vs 59).

Leeming Bibra Lake
Grade A+ B
Score 87/100 59/100
Socio-economic band very advantaged area
decile 10/10
 advantaged area
decile 7/10

Risk profile

Bibra Lake carries more bushfire risk (32 vs 0); Bibra Lake carries more crime risk (72 vs 26).

Leeming Bibra Lake
Bushfire None
0/100
 Low
32/100
Crime Low
26/100
 High
72/100
Flood None
0/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise Moderate
50/100
 None
0/100
Industrial facilities nearby 13
within 5 km
 11
within 5 km

Schools

Leeming Bibra Lake
Inside the suburb 5 3
Rated above peers 3 1
Rated at peers 1 0
Rated below peers 1
same for both
Universities within 10 km 2
Murdoch University (Murdoch), 2.9 km
 2
Murdoch University (Murdoch), 3.7 km
Full-time students aged 15–24 3.0% 2.4%

Schools in Leeming

  • Leeming Primary School Government · Primary above peers
  • Leeming Senior High School Government · Secondary above peers
  • West Leeming Primary School Government · Primary above peers
  • Banksia Park Primary School Government · Primary at peers
  • Leeming Senior High School Education Support Centre Government · Secondary · Special school below peers

Schools in Bibra Lake

  • Blue Gum Montessori School Independent · Primary above peers
  • Bibra Lake Primary School Government · Primary below peers
  • Perth Waldorf School Independent · Combined

Amenities in the suburb

Leeming Bibra Lake
Supermarkets 2 1
Cafes & restaurants 4 5
Parks & reserves 22 8
Childcare 7 4
GPs 2 1
Pharmacies 1
same for both
Banks & Bank@Post 1
same for both
Fuel stations 1 3
Waterways 0 5

Mobility

Bibra Lake sits further from the CBD (23.5 km vs 18.1 km).

Leeming Bibra Lake
Walkability score 70/100 38/100
Distance to Perth 18.1 km 23.5 km
+30% vs other
Drive time (normal traffic) 21 min 24 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 509.8
7-9am + 5-7pm
 162.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 6149
 1.2%
postcode 6163
Rooftop solar per 100 dwellings 69
postcode 6149
 49
postcode 6163

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.

Leeming Bibra Lake
Car (driver) 71.6% / 77.4%
Leeming — Car (driver): 71.6% Bibra Lake — Car (driver): 77.4%
Worked from Home 11.6% / 8.5%
Leeming — Worked from Home: 11.6% Bibra Lake — Worked from Home: 8.5%
Train 8.6% / 5.3%
Leeming — Train: 8.6% Bibra Lake — Train: 5.3%
Car (passenger) 4.8% / 5.3%
Leeming — Car (passenger): 4.8% Bibra Lake — Car (passenger): 5.3%
Bus 1.6% / 2.4%
Leeming — Bus: 1.6% Bibra Lake — Bus: 2.4%

Bars are drawn against the largest share shown (77.4%).

Setting

Leeming Bibra Lake
Elevation 37 m
above sea level, at the suburb centre
 21 m
above sea level, at the suburb centre
Distance to the ocean 10.5 km 5.3 km

NBN connectivity

Leeming Bibra Lake
Connectivity score 75/100 65/100
Most common technology Hybrid fibre-coaxial Fibre to the node
Full-fibre (FTTP) share 3%
4,166 premises
 17%
4,094 premises

Climate

Leeming Bibra Lake
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

Leeming Bibra Lake
Average residential rate $2,396/yr $2,754/yr
Council Melville Cockburn

Federal electorate

Leeming Bibra Lake
Division Tangney Fremantle
Member Sam Lim Josh Wilson
Party Australian Labor Party
same for both

First Home Owner Grant

Leeming Bibra Lake
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Leeming

Large Blocks Middle-Ring Parks Premium Professionals

Bibra Lake

Middle-Ring Quiet River

More comparisons

Other comparisons with Leeming

Leeming vs Canning Vale Leeming vs Willetton Leeming vs Bull Creek Leeming vs Bateman Leeming vs Murdoch Leeming vs Jandakot

Other comparisons with Bibra Lake

Bibra Lake vs Hamilton Hill Bibra Lake vs Spearwood Bibra Lake vs Yangebup Bibra Lake vs South Lake Bibra Lake vs Coolbellup Bibra Lake vs Lake Coogee
Full data on Leeming Full data on Bibra Lake
Unlock full address-level data — $29/month

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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