Morley vs Beechboro

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Morley: a median of $900,000, against $812,000 in Beechboro, and rent is higher there too. Morley is closer to the city centre: 9.2 km, against 15.8 km.

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

Morley

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (33 vs 13)
  • has more childcare (15 vs 6)
  • has more schools rated above their peers (4 vs 3)

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

First-home buyers

Beechboro

ahead on 2 of the 3 things we measure here

  • has cheaper land ($450,000 vs $810,000)
  • has cheaper houses ($812,500 vs $900,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Beechboro

ahead on the one thing that separates them

  • has cheaper rent ($320/wk vs $360/wk)

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

Commuting to the city

Morley

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (9.2 km vs 15.8 km)
  • has a shorter drive in (17 min vs 22 min)
  • But Beechboro is more walkable (77/100 vs 58/100)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Morley has more GPs (6 vs 1)
  • Beechboro is more walkable (77/100 vs 58/100)

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

Morley 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.

Morley 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.

Morley Beechboro
Walkability 58 / 77
Morley — Walkability: 58/100 Beechboro — Walkability: 77/100
Safety 29 / 32
Morley — Safety: 29/100 Beechboro — Safety: 32/100
Low fire risk 100 / 100
Morley — Low fire risk: 100/100 Beechboro — Low fire risk: 100/100
Low flood risk 100 / 100
Morley — Low flood risk: 100/100 Beechboro — Low flood risk: 100/100

Demographics

Morley has more residents (22,539 vs 9,112); Morley rents higher ($360/wk vs $320/wk).

Morley Beechboro
Population 22,539
+60% vs other
 9,112
Population trend (2016 → 2021) +4.7% +0.6%
Median age 39 38
Median household income $82,316/yr
+10% vs other
 $74,152/yr
Median weekly rent $360/wk
+11% vs other
 $320/wk

Age profile

Share of residents in each band, 2021 Census.

Morley Beechboro
0-4 5.9% / 5.6%
Morley — 0-4: 5.9% Beechboro — 0-4: 5.6%
5-14 10.2% / 13.6%
Morley — 5-14: 10.2% Beechboro — 5-14: 13.6%
15-19 4.9% / 6.0%
Morley — 15-19: 4.9% Beechboro — 15-19: 6.0%
20-24 6.4% / 6.5%
Morley — 20-24: 6.4% Beechboro — 20-24: 6.5%
25-34 16.1% / 13.1%
Morley — 25-34: 16.1% Beechboro — 25-34: 13.1%
35-44 14.3% / 13.4%
Morley — 35-44: 14.3% Beechboro — 35-44: 13.4%
45-54 12.1% / 12.4%
Morley — 45-54: 12.1% Beechboro — 45-54: 12.4%
55-64 11.4% / 14.1%
Morley — 55-64: 11.4% Beechboro — 55-64: 14.1%
65-74 10.0% / 10.2%
Morley — 65-74: 10.0% Beechboro — 65-74: 10.2%
75-84 6.5% / 3.9%
Morley — 75-84: 6.5% Beechboro — 75-84: 3.9%
85+ 2.3% / 1.3%
Morley — 85+: 2.3% Beechboro — 85+: 1.3%

Bars are drawn against the largest share shown (16.1%).

Who lives together

Household composition, 2021 Census.

Morley 40.3% couple families
Morley — Couple Families: 40.3% Morley — Lone Person: 34.8% Morley — One Parent Families: 16.6% Morley — Group Household: 6.0% Morley — Other Families: 2.3%
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.

Morley 28.8% renting
Morley — Owned Outright: 35.3% Morley — Mortgage: 35.9% Morley — Renting: 28.8%
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.

Morley Beechboro
Certificate III & IV 13.8% / 16.0%
Morley — Certificate III & IV: 13.8% Beechboro — Certificate III & IV: 16.0%
Bachelor Degree 13.2% / 7.9%
Morley — Bachelor Degree: 13.2% Beechboro — Bachelor Degree: 7.9%
Advanced Diploma / Diploma 8.0% / 6.6%
Morley — Advanced Diploma / Diploma: 8.0% Beechboro — Advanced Diploma / Diploma: 6.6%
Postgraduate Degree 4.1% / 1.5%
Morley — Postgraduate Degree: 4.1% Beechboro — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate 1.5% / 0.9%
Morley — Graduate Diploma / Certificate: 1.5% 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.

Morley Beechboro
Vietnam 4.2% / 4.0%
Morley — Vietnam: 4.2% Beechboro — Vietnam: 4.0%
England 4.2% / 3.9%
Morley — England: 4.2% Beechboro — England: 3.9%
India 4.2% / 3.6%
Morley — India: 4.2% Beechboro — India: 3.6%
New Zealand 2.1% / 2.5%
Morley — New Zealand: 2.1% Beechboro — New Zealand: 2.5%
China 3.0% / 1.4%
Morley — China: 3.0% Beechboro — China: 1.4%
Italy 2.5% / —
Morley — Italy: 2.5% Beechboro — Italy: not among its largest
Myanmar — / 2.1%
Morley — Myanmar: not among its largest Beechboro — Myanmar: 2.1%

Bars are drawn against the largest share shown (4.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Morley 83.5% houses
Morley — Houses: 83.5% Morley — Townhouses: 15.8% Morley — Flats / Apartments: 0.7%
Beechboro 90.3% houses
Beechboro — Houses: 90.3% Beechboro — Townhouses: 8.4% Beechboro — Flats / Apartments: 1.3%
Houses Townhouses Flats / Apartments

Property market

Morley Beechboro
Median house price $900,000 $812,500
Median unit price $590,000 —
Median land price $810,000 $450,000
Typical days to sell (houses) 33 days
from 291 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.

Morley Beechboro
3 bed $850K / $772K
Morley — 3 bed: $850K (231 sales) Beechboro — 3 bed: $772K (100 sales)

231 vs 100 sales

4 bed $980K / $870K
Morley — 4 bed: $980K (140 sales) Beechboro — 4 bed: $870K (65 sales)

140 vs 65 sales

5 bed $1.03M / $996K
Morley — 5 bed: $1.03M (23 sales) Beechboro — 5 bed: $996K (7 sales)

23 vs 7 sales

Development activity

Morley Beechboro
New dwellings approved 251
across Bayswater
 2,486
across Swan
Approvals change year on year -44% +2%

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.

Morley Beechboro
Houses 4.3%
$790/wk on $962K
 4.5%
$750/wk on $864K
Units 5.5%
$692/wk on $649K
 —

Ranking within WA

Morley Beechboro
House price —
same for both
Income Higher than 45% of WA Higher than 36% of WA
Schools Higher than 92% of WA Higher than 88% of WA
Walkability Higher than 85% of WA Higher than 93% of WA
Affordability —
same for both
EV adoption Higher than 78% of WA Higher than 74% of WA
NBN connectivity Higher than 89% of WA Higher than 82% of WA
Rental yield (houses) Higher than 43% of WA Higher than 59% of WA
Rental yield (units) Higher than 54% of WA —

Liveability

Beechboro is more walkable (77 vs 58); Morley scores higher overall (73 vs 68).

Morley Beechboro
Grade A B
Score 73/100 68/100
Socio-economic band mid-range socio-economic
decile 5/10
 below-average income
decile 2/10

Risk profile

Morley Beechboro
Bushfire None
0/100
same for both
Crime High
71/100
 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 10
within 5 km
 13
within 5 km

Schools

Morley Beechboro
Inside the suburb 6 5
Rated above peers 4 3
Rated at peers 0
same for both
Rated below peers 2 0
Universities within 10 km 2
ECU City Campus, 8.9 km
 None

Schools in Morley

  • Hampton Park Primary School Government · Primary above peers
  • Hampton Senior High School Government · Secondary above peers
  • John Forrest Secondary College Government · Secondary above peers
  • Morley Primary School Government · Primary above peers
  • Infant Jesus School Catholic · Primary below peers
  • Weld Square Primary School Government · Primary below peers

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

Morley Beechboro
Supermarkets 8 2
Cafes & restaurants 6 0
Parks & reserves 33 13
Childcare 15 6
GPs 6 1
Pharmacies 8 1
Banks & Bank@Post 8 1
Fuel stations 6 1
EV chargers 2 0

Mobility

Beechboro sits further from the CBD (15.8 km vs 9.2 km).

Morley Beechboro
Walkability score 58/100 77/100
Distance to Perth 9.2 km 15.8 km
+72% vs other
Drive time (normal traffic) 17 min 22 min
Public transport score 94/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 854.5
7-9am + 5-7pm
 175.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.0%
postcode 6062
 0.8%
postcode 6063
Rooftop solar per 100 dwellings 47
postcode 6062
 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.

Morley Beechboro
Car (driver) 77.4% / 80.6%
Morley — Car (driver): 77.4% Beechboro — Car (driver): 80.6%
Car (passenger) 5.6% / 6.3%
Morley — Car (passenger): 5.6% Beechboro — Car (passenger): 6.3%
Worked from Home 6.6% / 5.2%
Morley — Worked from Home: 6.6% Beechboro — Worked from Home: 5.2%
Bus 5.9% / 2.4%
Morley — Bus: 5.9% Beechboro — Bus: 2.4%
Train 2.9% / 4.2%
Morley — Train: 2.9% Beechboro — Train: 4.2%

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

Setting

Morley Beechboro
Elevation 30 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 14.7 km 17.5 km

NBN connectivity

Morley Beechboro
Connectivity score 76/100 69/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 47%
11,442 premises
 44%
3,709 premises

Climate

Morley 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

Morley Beechboro
Average residential rate $1,871/yr $2,699/yr
Council Bayswater Swan

Federal electorate

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

First Home Owner Grant

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

Tags

Morley

Easy Commute Middle-Ring Multicultural Parks Transport Hub

Beechboro

Middle-Ring Parks Quiet

More comparisons

Other comparisons with Morley

Morley vs Dianella Morley vs Bayswater Morley vs Bassendean Morley vs Noranda Morley vs Bedford Morley vs Eden Hill

Other comparisons with Beechboro

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