North Beach vs Watermans Bay

North Beach is the younger of the two, with a median age of 44 against 49 in Watermans Bay. In both, most households own their home and most homes are detached houses. In Watermans Bay, about half of households are couple families. Houses cost more in Watermans Bay: a median of $2.72 million, against $2.12 million in North Beach, and rent is higher there too. North Beach is closer to the city centre: 17.9 km, against 20.2 km. On these figures, North Beach 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

They split

one each way, out of the 6 things we measure here

  • North Beach has more schools inside the suburb (2 vs 0)
  • Watermans Bay carries lower crime risk (28/100 vs 44/100)

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

First-home buyers

North Beach

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($2,125,000 vs $2,722,500)
  • has cheaper units ($980,000 vs $1,207,500)

Weighs house prices, unit 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

North Beach

ahead on the one thing that separates them

  • sits closer to the CBD (17.9 km vs 20.2 km)

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

Downsizers and retirees

Watermans Bay

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (28/100 vs 44/100)
  • has more residents already 65 and over (29% vs 22%)

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

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

North Beach Watermans Bay
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.

North Beach Watermans Bay
Walkability 66 / 65
North Beach — Walkability: 66/100 Watermans Bay — Walkability: 65/100
Safety 56 / 72
North Beach — Safety: 56/100 Watermans Bay — Safety: 72/100
Low fire risk 52 / 46
North Beach — Low fire risk: 52/100 Watermans Bay — Low fire risk: 46/100
Low flood risk 100 / 100
North Beach — Low flood risk: 100/100 Watermans Bay — Low flood risk: 100/100

Demographics

North Beach has more residents (3,689 vs 1,369); Watermans Bay skews older (49 vs 44).

North Beach Watermans Bay
Population 3,689
+63% vs other
 1,369
Population trend (2016 → 2021) +8.2% +6.9%
Median age 44 49
Median household income $110,448/yr $113,880/yr
+3% vs other
Median weekly rent $380/wk $410/wk
+8% vs other

Age profile

Share of residents in each band, 2021 Census.

North Beach Watermans Bay
0-4 4.6% / 4.2%
North Beach — 0-4: 4.6% Watermans Bay — 0-4: 4.2%
5-14 12.1% / 10.7%
North Beach — 5-14: 12.1% Watermans Bay — 5-14: 10.7%
15-19 5.0% / 4.8%
North Beach — 15-19: 5.0% Watermans Bay — 15-19: 4.8%
20-24 4.7% / 4.4%
North Beach — 20-24: 4.7% Watermans Bay — 20-24: 4.4%
25-34 10.5% / 7.7%
North Beach — 25-34: 10.5% Watermans Bay — 25-34: 7.7%
35-44 13.3% / 11.5%
North Beach — 35-44: 13.3% Watermans Bay — 35-44: 11.5%
45-54 13.9% / 12.1%
North Beach — 45-54: 13.9% Watermans Bay — 45-54: 12.1%
55-64 13.8% / 13.9%
North Beach — 55-64: 13.8% Watermans Bay — 55-64: 13.9%
65-74 13.3% / 17.5%
North Beach — 65-74: 13.3% Watermans Bay — 65-74: 17.5%
75-84 7.0% / 9.6%
North Beach — 75-84: 7.0% Watermans Bay — 75-84: 9.6%
85+ 1.8% / 2.1%
North Beach — 85+: 1.8% Watermans Bay — 85+: 2.1%

Bars are drawn against the largest share shown (17.5%).

Who lives together

Household composition, 2021 Census.

North Beach 41.2% couple families
North Beach — Couple Families: 41.2% North Beach — Lone Person: 42.5% North Beach — One Parent Families: 10.6% North Beach — Group Household: 4.4% North Beach — Other Families: 1.3%
Watermans Bay 48.5% couple families
Watermans Bay — Couple Families: 48.5% Watermans Bay — Lone Person: 37.4% Watermans Bay — One Parent Families: 9.4% Watermans Bay — Group Household: 3.2% Watermans Bay — Other Families: 1.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

North Beach 29.3% renting
North Beach — Owned Outright: 40.4% North Beach — Mortgage: 30.2% North Beach — Renting: 29.3%
Watermans Bay 20.0% renting
Watermans Bay — Owned Outright: 48.1% Watermans Bay — Mortgage: 31.9% Watermans Bay — Renting: 20.0%
Owned outright Mortgage Renting

Qualifications

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

North Beach Watermans Bay
Bachelor Degree 20.8% / 21.3%
North Beach — Bachelor Degree: 20.8% Watermans Bay — Bachelor Degree: 21.3%
Certificate III & IV 10.8% / 9.7%
North Beach — Certificate III & IV: 10.8% Watermans Bay — Certificate III & IV: 9.7%
Advanced Diploma / Diploma 9.2% / 8.8%
North Beach — Advanced Diploma / Diploma: 9.2% Watermans Bay — Advanced Diploma / Diploma: 8.8%
Postgraduate Degree 6.0% / 6.5%
North Beach — Postgraduate Degree: 6.0% Watermans Bay — Postgraduate Degree: 6.5%
Graduate Diploma / Certificate 3.8% / 3.1%
North Beach — Graduate Diploma / Certificate: 3.8% Watermans Bay — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (21.3%).

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.

North Beach Watermans Bay
England 9.0% / 9.3%
North Beach — England: 9.0% Watermans Bay — England: 9.3%
South Africa 2.4% / 3.5%
North Beach — South Africa: 2.4% Watermans Bay — South Africa: 3.5%
New Zealand 2.4% / 2.7%
North Beach — New Zealand: 2.4% Watermans Bay — New Zealand: 2.7%
Ireland 0.8% / 1.0%
North Beach — Ireland: 0.8% Watermans Bay — Ireland: 1.0%
Germany 0.6% / 0.8%
North Beach — Germany: 0.6% Watermans Bay — Germany: 0.8%
Scotland 1.2% / —
North Beach — Scotland: 1.2% Watermans Bay — Scotland: not among its largest

Bars are drawn against the largest share shown (9.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

North Beach 62.0% houses
North Beach — Houses: 62.0% North Beach — Townhouses: 29.2% North Beach — Flats / Apartments: 8.8%
Watermans Bay 67.6% houses
Watermans Bay — Houses: 67.6% Watermans Bay — Townhouses: 29.7% Watermans Bay — Flats / Apartments: 2.8%
Houses Townhouses Flats / Apartments

Property market

North Beach Watermans Bay
Median house price $2,125,000 $2,722,500
Median unit price $980,000 $1,207,500
Median land price $3,110,000 —
Typical days to sell (houses) 30 days
from 20 sales
 14 days
from 13 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.

North Beach Watermans Bay
3 bed $1.91M / $2.17M
North Beach — 3 bed: $1.91M (16 sales) Watermans Bay — 3 bed: $2.17M (12 sales)

16 vs 12 sales

4 bed $2.21M / $2.85M
North Beach — 4 bed: $2.21M (24 sales) Watermans Bay — 4 bed: $2.85M (16 sales)

24 vs 16 sales

Development activity

North Beach Watermans Bay
New dwellings approved 1,557
across Stirling
same for both
Approvals change year on year +23%
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.

North Beach Watermans Bay
Houses 2.3%
$900/wk on $2M
 —
Units —
same for both

Ranking within WA

North Beach Watermans Bay
House price —
same for both
Income Higher than 76% of WA Higher than 80% of WA
Schools —
same for both
Walkability Higher than 88% of WA
same for both
Affordability —
same for both
EV adoption Higher than 95% of WA
same for both
NBN connectivity Higher than 86% of WA Higher than 87% of WA
Rental yield (houses) Higher than 2% of WA —

Liveability

Watermans Bay scores higher overall (79 vs 74).

North Beach Watermans Bay
Grade A
same for both
Score 74/100 79/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

North Beach carries more crime risk (44 vs 28).

North Beach Watermans Bay
Bushfire Moderate
48/100
 Moderate
54/100
Crime Moderate
44/100
 Low
28/100
Flood None
0/100
same for both
Coastal erosion Moderate
51/100
 Moderate
50/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

North Beach Watermans Bay
Inside the suburb 2 0
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 1 0

Schools in North Beach

  • North Beach Primary School Government · Primary above peers
  • Our Lady of Grace School Catholic · Primary below peers

Schools in Watermans Bay

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

North Beach Watermans Bay
Cafes & restaurants 1
same for both
Parks & reserves 3 1
Childcare 2 0
GPs 1 0
Pharmacies 1 0
Beaches 3 1

Mobility

Watermans Bay sits further from the CBD (20.2 km vs 17.9 km).

North Beach Watermans Bay
Walkability score 66/100 65/100
Distance to Perth 17.9 km 20.2 km
+13% vs other
Drive time (normal traffic) 19 min 23 min
Public transport score 78/100
Bus
 68/100
Bus
Peak arrivals per hour 62.0
7-9am + 5-7pm
 21.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 2.2%
postcode 6020
same for both
Rooftop solar per 100 dwellings 56
postcode 6020
same for both

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.

North Beach Watermans Bay
Car (driver) 73.4% / 72.8%
North Beach — Car (driver): 73.4% Watermans Bay — Car (driver): 72.8%
Worked from Home 14.6% / 17.9%
North Beach — Worked from Home: 14.6% Watermans Bay — Worked from Home: 17.9%
Train 4.8% / 4.5%
North Beach — Train: 4.8% Watermans Bay — Train: 4.5%
Car (passenger) 2.9% / 4.1%
North Beach — Car (passenger): 2.9% Watermans Bay — Car (passenger): 4.1%
Walked Only 1.7% / 0.7%
North Beach — Walked Only: 1.7% Watermans Bay — Walked Only: 0.7%

Bars are drawn against the largest share shown (73.4%).

Setting

North Beach Watermans Bay
Elevation 21 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 666 m
658 m to a named beach
 769 m
808 m to a named beach

NBN connectivity

North Beach Watermans Bay
Connectivity score 74/100 75/100
Most common technology Fibre to the premises Hybrid fibre-coaxial
Full-fibre (FTTP) share 42%
2,069 premises
 2%
663 premises

Climate

North Beach Watermans Bay
Annual rainfall 716 mm
same for both
Summer max (Jan) 29.8°C
same for both
Winter min (Jul) 10.4°C
same for both

Council rates

North Beach Watermans Bay
Average residential rate $1,615/yr
same for both
Council Stirling
same for both

Federal electorate

North Beach Watermans Bay
Division Moore
same for both
Member Tom French
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

North Beach Watermans Bay
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

North Beach

Beach Coastal Middle-Ring Parks Premium Professionals Quiet Townhouses

Watermans Bay

Beach Coastal Luxury Middle-Ring Professionals Quiet Retirees Townhouses

More comparisons

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North Beach vs Karrinyup North Beach vs Carine North Beach vs Trigg

Other comparisons with Watermans Bay

Watermans Bay vs Duncraig Watermans Bay vs Carine Watermans Bay vs Marmion
Full data on North Beach Full data on Watermans Bay
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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