Leeming vs North Lake

In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Leeming: a median of $1.46 million, against $1.04 million in North Lake. On these figures, North Lake tends to suit 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 4 of the 6 things we measure here

  • has more parks and reserves (22 vs 1)
  • has more childcare (7 vs 0)
  • has more schools inside the suburb (5 vs 1)

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

First-home buyers

North Lake

ahead on the one thing that separates them

  • has cheaper houses ($1,040,000 vs $1,455,500)

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

Leeming

ahead on the one thing that separates them

  • is more walkable (70/100 vs 40/100)

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

Downsizers and retirees

Leeming

ahead on 3 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (70/100 vs 40/100)
  • carries lower crime risk (26/100 vs 37/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Leeming and North 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 North 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 North Lake
Walkability 70 / 40
Leeming — Walkability: 70/100 North Lake — Walkability: 40/100
Safety 74 / 63
Leeming — Safety: 74/100 North Lake — Safety: 63/100
Low fire risk 100 / 58
Leeming — Low fire risk: 100/100 North Lake — Low fire risk: 58/100
Low flood risk 100 / 100
Leeming — Low flood risk: 100/100 North Lake — Low flood risk: 100/100

Demographics

Leeming has more residents (10,883 vs 1,299).

Leeming North Lake
Population 10,883
+88% vs other
 1,299
Population trend (2016 → 2021) +1.4% +0.3%
Median age 42 41
Median household income $121,160/yr $126,568/yr
+4% vs other
Median weekly rent $440/wk $450/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

Leeming North Lake
0-4 5.2% / 4.6%
Leeming — 0-4: 5.2% North Lake — 0-4: 4.6%
5-14 12.9% / 11.6%
Leeming — 5-14: 12.9% North Lake — 5-14: 11.6%
15-19 6.4% / 6.4%
Leeming — 15-19: 6.4% North Lake — 15-19: 6.4%
20-24 5.4% / 8.2%
Leeming — 20-24: 5.4% North Lake — 20-24: 8.2%
25-34 9.7% / 9.9%
Leeming — 25-34: 9.7% North Lake — 25-34: 9.9%
35-44 13.0% / 13.5%
Leeming — 35-44: 13.0% North Lake — 35-44: 13.5%
45-54 12.8% / 13.1%
Leeming — 45-54: 12.8% North Lake — 45-54: 13.1%
55-64 14.5% / 16.5%
Leeming — 55-64: 14.5% North Lake — 55-64: 16.5%
65-74 14.2% / 10.2%
Leeming — 65-74: 14.2% North Lake — 65-74: 10.2%
75-84 4.6% / 4.5%
Leeming — 75-84: 4.6% North Lake — 75-84: 4.5%
85+ 1.3% / 1.0%
Leeming — 85+: 1.3% North Lake — 85+: 1.0%

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

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%
North Lake 59.7% couple families
North Lake — Couple Families: 59.7% North Lake — Lone Person: 19.1% North Lake — One Parent Families: 14.4% North Lake — Group Household: 4.4% North Lake — Other Families: 2.5%
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%
North Lake 14.8% renting
North Lake — Owned Outright: 39.6% North Lake — Mortgage: 45.6% North Lake — Renting: 14.8%
Owned outright Mortgage Renting

Qualifications

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

Leeming North Lake
Bachelor Degree 19.5% / 20.7%
Leeming — Bachelor Degree: 19.5% North Lake — Bachelor Degree: 20.7%
Certificate III & IV 11.1% / 12.0%
Leeming — Certificate III & IV: 11.1% North Lake — Certificate III & IV: 12.0%
Advanced Diploma / Diploma 8.9% / 7.5%
Leeming — Advanced Diploma / Diploma: 8.9% North Lake — Advanced Diploma / Diploma: 7.5%
Postgraduate Degree 6.4% / 7.8%
Leeming — Postgraduate Degree: 6.4% North Lake — Postgraduate Degree: 7.8%
Graduate Diploma / Certificate 3.1% / 2.1%
Leeming — Graduate Diploma / Certificate: 3.1% North Lake — Graduate Diploma / Certificate: 2.1%

Bars are drawn against the largest share shown (20.7%).

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.

Leeming North Lake
England 7.6% / 5.9%
Leeming — England: 7.6% North Lake — England: 5.9%
Malaysia 4.6% / 4.2%
Leeming — Malaysia: 4.6% North Lake — Malaysia: 4.2%
South Africa 1.8% / 2.9%
Leeming — South Africa: 1.8% North Lake — South Africa: 2.9%
India 2.2% / 2.2%
Leeming — India: 2.2% North Lake — India: 2.2%
Singapore 2.2% / 2.2%
Leeming — Singapore: 2.2% North Lake — Singapore: 2.2%
China 2.5% / 1.8%
Leeming — China: 2.5% North Lake — China: 1.8%

Bars are drawn against the largest share shown (7.6%).

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%
North Lake 98.2% houses
North Lake — Houses: 98.2% North Lake — Townhouses: 3.1% North Lake — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Leeming North Lake
Median house price $1,455,500 $1,040,000
Median unit price $600,000 —
Median land price —
same for both
Typical days to sell (houses) 19 days
from 58 sales
 16 days
from 12 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 North Lake
3 bed $1.04M / $909K
Leeming — 3 bed: $1.04M (24 sales) North Lake — 3 bed: $909K (6 sales)

24 vs 6 sales

4 bed $1.48M / $1.07M
Leeming — 4 bed: $1.48M (55 sales) North Lake — 4 bed: $1.07M (20 sales)

55 vs 20 sales

5 bed $1.55M / $1.43M
Leeming — 5 bed: $1.55M (33 sales) North Lake — 5 bed: $1.43M (5 sales)

33 vs 5 sales

Development activity

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

Ranking within WA

Leeming North Lake
House price —
same for both
Income Higher than 87% of WA Higher than 89% of WA
Schools Higher than 87% 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 90% of WA
Rental yield (houses) Higher than 6% of WA —

Liveability

Leeming is more walkable (70 vs 40); Leeming scores higher overall (87 vs 74).

Leeming North Lake
Grade A+ A
Score 87/100 74/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

North Lake carries more bushfire risk (42 vs 0); North Lake carries more crime risk (37 vs 26).

Leeming North Lake
Bushfire None
0/100
 Moderate
42/100
Crime Low
26/100
 Low
37/100
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
 16
within 5 km

Schools

Leeming North Lake
Inside the suburb 5 1
Rated above peers 3 0
Rated at peers 1 0
Rated below peers 1 0
Universities within 10 km 2
Murdoch University (Murdoch), 2.9 km
 2
Murdoch University (Murdoch), 1.3 km
Full-time students aged 15–24 3.0% 4.2%

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 North Lake

  • SEDA College WA (Lakeside) Independent · Secondary

Amenities in the suburb

Leeming North Lake
Supermarkets 2 0
Cafes & restaurants 4 0
Parks & reserves 22 1
Childcare 7 0
GPs 2 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 1 0
Waterways 0 1

Mobility

Leeming North Lake
Walkability score 70/100 40/100
Distance to Perth 18.1 km
+4% vs other
 17.3 km
Drive time (normal traffic) 21 min 18 min
Public transport score 79/100
Bus
 58/100
Bus
Peak arrivals per hour 509.8
7-9am + 5-7pm
 20.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
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 North Lake
Car (driver) 71.6% / 74.6%
Leeming — Car (driver): 71.6% North Lake — Car (driver): 74.6%
Worked from Home 11.6% / 9.5%
Leeming — Worked from Home: 11.6% North Lake — Worked from Home: 9.5%
Train 8.6% / 7.5%
Leeming — Train: 8.6% North Lake — Train: 7.5%
Car (passenger) 4.8% / 5.2%
Leeming — Car (passenger): 4.8% North Lake — Car (passenger): 5.2%
Bus 1.6% / 1.1%
Leeming — Bus: 1.6% North Lake — Bus: 1.1%
Bicycle 0.8% / 1.6%
Leeming — Bicycle: 0.8% North Lake — Bicycle: 1.6%

Bars are drawn against the largest share shown (74.6%).

Setting

Leeming North Lake
Elevation 37 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 10.5 km 7.1 km

NBN connectivity

Leeming North Lake
Connectivity score 75/100 77/100
Most common technology Hybrid fibre-coaxial Fibre to the premises
Full-fibre (FTTP) share 3%
4,166 premises
 58%
519 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Leeming North 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

North Lake

Large Blocks Middle-Ring Professionals

More comparisons

Other comparisons with Leeming

Leeming vs Canning Vale Leeming vs Willetton Leeming vs Bull Creek Leeming vs Bibra Lake Leeming vs Bateman Leeming vs Murdoch

Other comparisons with North Lake

North Lake vs Kardinya North Lake vs Bibra Lake North Lake vs Coolbellup North Lake vs Murdoch North Lake vs Jandakot
Full data on Leeming Full data on North Lake
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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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