Rivervale vs Belmont

In both, about half of households rent and about half of households are people living alone. In Belmont, the large majority of homes are detached houses. Rivervale is closer to the city centre: 6.6 km, against 9.2 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

They split

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

  • Rivervale has more childcare (4 vs 1)
  • Belmont has more schools rated above their peers (1 vs 0)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Rivervale

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (6.6 km vs 9.2 km)
  • is more walkable (85/100 vs 68/100)

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

Downsizers and retirees

Rivervale

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (57% vs 25%)
  • is more walkable (85/100 vs 68/100)

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

Investors

Rivervale

ahead on the one thing that separates them

  • returns a higher gross yield on units (5.7% vs 5.2%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Rivervale Belmont
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.

Rivervale Belmont
Walkability 85 / 68
Rivervale — Walkability: 85/100 Belmont — Walkability: 68/100
Safety 17 / 9
Rivervale — Safety: 17/100 Belmont — Safety: 9/100
Low fire risk 100 / 100
Rivervale — Low fire risk: 100/100 Belmont — Low fire risk: 100/100
Low flood risk 69 / 79
Rivervale — Low flood risk: 69/100 Belmont — Low flood risk: 79/100

Demographics

Rivervale has more residents (10,897 vs 6,959); Rivervale has higher household incomes ($89,596 vs $80,964).

Rivervale Belmont
Population 10,897
+36% vs other
 6,959
Population trend (2016 → 2021) +5.1% +2.6%
Median age 34 36
Median household income $89,596/yr
+10% vs other
 $80,964/yr
Median weekly rent $350/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Rivervale Belmont
0-4 5.6% / 5.6%
Rivervale — 0-4: 5.6% Belmont — 0-4: 5.6%
5-14 8.0% / 9.6%
Rivervale — 5-14: 8.0% Belmont — 5-14: 9.6%
15-19 3.0% / 4.2%
Rivervale — 15-19: 3.0% Belmont — 15-19: 4.2%
20-24 8.3% / 7.7%
Rivervale — 20-24: 8.3% Belmont — 20-24: 7.7%
25-34 25.8% / 20.5%
Rivervale — 25-34: 25.8% Belmont — 25-34: 20.5%
35-44 16.6% / 16.1%
Rivervale — 35-44: 16.6% Belmont — 35-44: 16.1%
45-54 10.6% / 12.2%
Rivervale — 45-54: 10.6% Belmont — 45-54: 12.2%
55-64 10.5% / 10.4%
Rivervale — 55-64: 10.5% Belmont — 55-64: 10.4%
65-74 7.0% / 8.0%
Rivervale — 65-74: 7.0% Belmont — 65-74: 8.0%
75-84 3.5% / 3.7%
Rivervale — 75-84: 3.5% Belmont — 75-84: 3.7%
85+ 1.2% / 1.9%
Rivervale — 85+: 1.2% Belmont — 85+: 1.9%

Bars are drawn against the largest share shown (25.8%).

Who lives together

Household composition, 2021 Census.

Rivervale 52.0% lone person
Rivervale — Lone Person: 52.0% Rivervale — Couple Families: 24.7% Rivervale — One Parent Families: 10.3% Rivervale — Group Household: 10.0% Rivervale — Other Families: 3.0%
Belmont 45.0% lone person
Belmont — Lone Person: 45.0% Belmont — Couple Families: 29.5% Belmont — One Parent Families: 13.3% Belmont — Group Household: 9.1% Belmont — Other Families: 3.1%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Rivervale 54.3% renting
Rivervale — Owned Outright: 16.2% Rivervale — Mortgage: 29.4% Rivervale — Renting: 54.3%
Belmont 45.8% renting
Belmont — Owned Outright: 22.2% Belmont — Mortgage: 32.0% Belmont — Renting: 45.8%
Owned outright Mortgage Renting

Qualifications

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

Rivervale Belmont
Bachelor Degree 19.4% / 13.8%
Rivervale — Bachelor Degree: 19.4% Belmont — Bachelor Degree: 13.8%
Certificate III & IV 12.6% / 14.1%
Rivervale — Certificate III & IV: 12.6% Belmont — Certificate III & IV: 14.1%
Advanced Diploma / Diploma 9.7% / 8.3%
Rivervale — Advanced Diploma / Diploma: 9.7% Belmont — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 6.4% / 4.6%
Rivervale — Postgraduate Degree: 6.4% Belmont — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 2.2% / 1.5%
Rivervale — Graduate Diploma / Certificate: 2.2% Belmont — Graduate Diploma / Certificate: 1.5%

Bars are drawn against the largest share shown (19.4%).

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.

Rivervale Belmont
England 4.2% / 3.9%
Rivervale — England: 4.2% Belmont — England: 3.9%
India 3.0% / 3.7%
Rivervale — India: 3.0% Belmont — India: 3.7%
New Zealand 2.8% / 3.7%
Rivervale — New Zealand: 2.8% Belmont — New Zealand: 3.7%
China 3.0% / 2.5%
Rivervale — China: 3.0% Belmont — China: 2.5%
Philippines 1.8% / 2.7%
Rivervale — Philippines: 1.8% Belmont — Philippines: 2.7%
Malaysia 2.2% / 1.6%
Rivervale — Malaysia: 2.2% Belmont — Malaysia: 1.6%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Rivervale 42.6% houses
Rivervale — Houses: 42.6% Rivervale — Flats / Apartments: 36.2% Rivervale — Townhouses: 21.2%
Belmont 75.4% houses
Belmont — Houses: 75.4% Belmont — Flats / Apartments: 6.3% Belmont — Townhouses: 18.4%
Houses Flats / Apartments Townhouses

Property market

Rivervale Belmont
Median house price $965,000 $900,000
Median unit price $565,000 $588,500
Median land price $785,000 —
Typical days to sell (houses) 21 days
from 73 sales
 25 days
from 60 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Rivervale Belmont
1 bed $512K / $446K
Rivervale — 1 bed: $512K (110 sales) Belmont — 1 bed: $446K (10 sales)

110 vs 10 sales

2 bed $582K / $600K
Rivervale — 2 bed: $582K (196 sales) Belmont — 2 bed: $600K (29 sales)

196 vs 29 sales

3 bed $740K / $730K
Rivervale — 3 bed: $740K (41 sales) Belmont — 3 bed: $730K (5 sales)

41 vs 5 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.

Rivervale Belmont
2 bed $730K / $767K
Rivervale — 2 bed: $730K (18 sales) Belmont — 2 bed: $767K (9 sales)

18 vs 9 sales

3 bed $935K / $850K
Rivervale — 3 bed: $935K (65 sales) Belmont — 3 bed: $850K (55 sales)

65 vs 55 sales

4 bed $1.23M / $1.04M
Rivervale — 4 bed: $1.23M (33 sales) Belmont — 4 bed: $1.04M (22 sales)

33 vs 22 sales

5 bed $1.54M / $1.44M
Rivervale — 5 bed: $1.54M (5 sales) Belmont — 5 bed: $1.44M (5 sales)

5 vs 5 sales

Development activity

Rivervale Belmont
New dwellings approved 595
across Belmont
same for both
Approvals change year on year +71%
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.

Rivervale Belmont
Houses 4.6%
$795/wk on $900K
 5.0%
$810/wk on $849K
Units 5.7%
$680/wk on $625K
 5.2%
$700/wk on $699K

Ranking within WA

Rivervale Belmont
House price —
same for both
Income Higher than 54% of WA Higher than 43% of WA
Schools — Higher than 61% of WA
Walkability Higher than 97% of WA Higher than 89% of WA
Affordability —
same for both
EV adoption Higher than 87% of WA Higher than 80% of WA
NBN connectivity Higher than 96% of WA Higher than 78% of WA
Rental yield (houses) Higher than 66% of WA Higher than 81% of WA
Rental yield (units) Higher than 66% of WA Higher than 41% of WA

Liveability

Rivervale is more walkable (85 vs 68); Rivervale scores higher overall (66 vs 58).

Rivervale Belmont
Grade B
same for both
Score 66/100 58/100
Socio-economic band advantaged area
decile 7/10
 mid-range socio-economic
decile 5/10

Risk profile

Rivervale carries more flood risk (31 vs 21).

Rivervale Belmont
Bushfire None
0/100
same for both
Crime High
83/100
 High
91/100
Flood Low
31/100
 Low
21/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
 Moderate
50/100
Industrial facilities nearby 19
within 5 km
 18
within 5 km

Schools

Rivervale Belmont
Inside the suburb 2 3
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 2 0
Universities within 10 km 3
Curtin University of Technology, 5.1 km
 3
Curtin University of Technology, 6.7 km
Full-time students aged 15–24 2.6% 2.1%

Schools in Rivervale

  • Rivervale Primary School Government · Primary below peers
  • St Augustine's Primary School Catholic · Primary below peers

Schools in Belmont

  • Belmont City College Government · Secondary above peers
  • Belmont Primary School Government · Primary at peers
  • Alta-1 College - Belmont Campus Independent · Secondary · Special school

Amenities in the suburb

Rivervale Belmont
Supermarkets 3 1
Cafes & restaurants 3 5
Parks & reserves 7 3
Childcare 4 1
GPs 3
same for both
Pharmacies 1 2
Banks & Bank@Post 1 2
Fuel stations 1 2
EV chargers 0 1

Mobility

Belmont sits further from the CBD (9.2 km vs 6.6 km).

Rivervale Belmont
Walkability score 85/100 68/100
Distance to Perth 6.6 km 9.2 km
+39% vs other
Drive time (normal traffic) 10 min 14 min
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 237.2
7-9am + 5-7pm
 222.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 6103
 1.1%
postcode 6104
Rooftop solar per 100 dwellings 22
postcode 6103
 39
postcode 6104

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.

Rivervale Belmont
Car (driver) 70.5% / 74.5%
Rivervale — Car (driver): 70.5% Belmont — Car (driver): 74.5%
Bus 11.4% / 7.8%
Rivervale — Bus: 11.4% Belmont — Bus: 7.8%
Worked from Home 7.0% / 7.0%
Rivervale — Worked from Home: 7.0% Belmont — Worked from Home: 7.0%
Car (passenger) 5.9% / 6.1%
Rivervale — Car (passenger): 5.9% Belmont — Car (passenger): 6.1%
Train 2.5% / 2.0%
Rivervale — Train: 2.5% Belmont — Train: 2.0%

Bars are drawn against the largest share shown (74.5%).

Setting

Rivervale Belmont
Elevation 19 m
above sea level, at the suburb centre
 15 m
above sea level, at the suburb centre
Distance to the ocean 15.3 km 16.7 km

NBN connectivity

Rivervale Belmont
Connectivity score 92/100 65/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 85%
6,970 premises
 37%
4,474 premises

Climate

Rivervale Belmont
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

Rivervale Belmont
Average residential rate $2,937/yr
same for both
Council Belmont
same for both

Federal electorate

Rivervale Belmont
Division Swan
same for both
Member Zaneta Mascarenhas
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Rivervale Belmont
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Rivervale

Apartments Easy Commute Gentrifying Inner Parks Townhouses Transport Hub Urban

Belmont

Easy Commute Inner Transport Hub

More comparisons

Other comparisons with Rivervale

Rivervale vs Cloverdale Rivervale vs Kewdale Rivervale vs Carlisle Rivervale vs Lathlain Rivervale vs Burswood

Other comparisons with Belmont

Belmont vs Cloverdale Belmont vs Redcliffe Belmont vs Ascot
Full data on Rivervale Full data on Belmont
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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