Roleystone vs Bedfordale

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 Bedfordale: a median of $1.35 million, against $1.16 million in Roleystone, and rent is higher there too. Roleystone is closer to the city centre: 35.2 km, against 40.2 km. On these figures, Bedfordale tends to suit couples.

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

  • Roleystone has more parks and reserves (14 vs 2)
  • Bedfordale is already more of a family suburb (84% vs 72%)

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

First-home buyers

Roleystone

ahead on 2 of the 3 things we measure here

  • has cheaper land ($560,000 vs $1,000,000)
  • has cheaper houses ($1,160,000 vs $1,350,000)

Weighs house prices, land 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

Roleystone

ahead on 2 of the 4 things we measure here

  • is more walkable (18/100 vs 7/100)
  • sits closer to the CBD (35.2 km vs 40.2 km)

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

Downsizers and retirees

Roleystone

ahead on 2 of the 5 things we measure here

  • has more GPs (2 vs 0)
  • is more walkable (18/100 vs 7/100)

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

Investors

Bedfordale

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.7% vs 3.2%)

Weighs house yield and population growth.

Where they sit

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

Roleystone Bedfordale
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.

Roleystone Bedfordale
Walkability 18 / 7
Roleystone — Walkability: 18/100 Bedfordale — Walkability: 7/100
Safety 59 / 63
Roleystone — Safety: 59/100 Bedfordale — Safety: 63/100
Low fire risk 29 / 35
Roleystone — Low fire risk: 29/100 Bedfordale — Low fire risk: 35/100
Low flood risk 100 / 100
Roleystone — Low flood risk: 100/100 Bedfordale — Low flood risk: 100/100

Demographics

Roleystone has more residents (6,848 vs 3,038); Bedfordale has higher household incomes ($141,544 vs $113,256).

Roleystone Bedfordale
Population 6,848
+56% vs other
 3,038
Population trend (2016 → 2021) +3.2% +6.5%
Median age 44 42
Median household income $113,256/yr $141,544/yr
+25% vs other
Median weekly rent $350/wk $370/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Roleystone Bedfordale
0-4 4.8% / 4.4%
Roleystone — 0-4: 4.8% Bedfordale — 0-4: 4.4%
5-14 13.0% / 14.5%
Roleystone — 5-14: 13.0% Bedfordale — 5-14: 14.5%
15-19 6.4% / 8.0%
Roleystone — 15-19: 6.4% Bedfordale — 15-19: 8.0%
20-24 4.5% / 6.1%
Roleystone — 20-24: 4.5% Bedfordale — 20-24: 6.1%
25-34 9.1% / 7.3%
Roleystone — 25-34: 9.1% Bedfordale — 25-34: 7.3%
35-44 13.0% / 12.6%
Roleystone — 35-44: 13.0% Bedfordale — 35-44: 12.6%
45-54 15.4% / 17.6%
Roleystone — 45-54: 15.4% Bedfordale — 45-54: 17.6%
55-64 14.4% / 15.1%
Roleystone — 55-64: 14.4% Bedfordale — 55-64: 15.1%
65-74 13.1% / 9.0%
Roleystone — 65-74: 13.1% Bedfordale — 65-74: 9.0%
75-84 5.1% / 4.7%
Roleystone — 75-84: 5.1% Bedfordale — 75-84: 4.7%
85+ 1.0% / 1.0%
Roleystone — 85+: 1.0% Bedfordale — 85+: 1.0%

Bars are drawn against the largest share shown (17.6%).

Who lives together

Household composition, 2021 Census.

Roleystone 58.7% couple families
Roleystone — Couple Families: 58.7% Roleystone — Lone Person: 25.0% Roleystone — One Parent Families: 13.3% Roleystone — Other Families: 0.9% Roleystone — Group Household: 2.1%
Bedfordale 73.6% couple families
Bedfordale — Couple Families: 73.6% Bedfordale — Lone Person: 14.1% Bedfordale — One Parent Families: 10.0% Bedfordale — Other Families: 1.8% Bedfordale — Group Household: 0.5%
Couple Families Lone Person One Parent Families Other Families Group Household

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Roleystone 6.5% renting
Roleystone — Owned Outright: 38.6% Roleystone — Mortgage: 54.9% Roleystone — Renting: 6.5%
Bedfordale 3.2% renting
Bedfordale — Owned Outright: 37.6% Bedfordale — Mortgage: 59.2% Bedfordale — Renting: 3.2%
Owned outright Mortgage Renting

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.

Roleystone Bedfordale
England 14.3% / 13.8%
Roleystone — England: 14.3% Bedfordale — England: 13.8%
New Zealand 2.2% / 2.7%
Roleystone — New Zealand: 2.2% Bedfordale — New Zealand: 2.7%
South Africa 1.6% / 2.2%
Roleystone — South Africa: 1.6% Bedfordale — South Africa: 2.2%
Scotland 1.2% / 1.0%
Roleystone — Scotland: 1.2% Bedfordale — Scotland: 1.0%
Netherlands 0.7% / 1.0%
Roleystone — Netherlands: 0.7% Bedfordale — Netherlands: 1.0%

Bars are drawn against the largest share shown (14.3%).

Qualifications

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

Roleystone Bedfordale
Certificate III & IV 19.1% / 19.7%
Roleystone — Certificate III & IV: 19.1% Bedfordale — Certificate III & IV: 19.7%
Bachelor Degree 13.2% / 9.7%
Roleystone — Bachelor Degree: 13.2% Bedfordale — Bachelor Degree: 9.7%
Advanced Diploma / Diploma 9.0% / 8.9%
Roleystone — Advanced Diploma / Diploma: 9.0% Bedfordale — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 3.3% / 2.3%
Roleystone — Postgraduate Degree: 3.3% Bedfordale — Postgraduate Degree: 2.3%
Graduate Diploma / Certificate 2.2% / 1.8%
Roleystone — Graduate Diploma / Certificate: 2.2% Bedfordale — Graduate Diploma / Certificate: 1.8%

Bars are drawn against the largest share shown (19.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Roleystone 98.3% houses
Roleystone — Houses: 98.3% Roleystone — Townhouses: 1.6% Roleystone — Flats / Apartments: 0.1%
Bedfordale 99.2% houses
Bedfordale — Houses: 99.2% Bedfordale — Townhouses: 0.0% Bedfordale — Flats / Apartments: 0.8%
Houses Townhouses Flats / Apartments

Property market

Roleystone Bedfordale
Median house price $1,160,000 $1,350,000
Median unit price —
same for both
Median land price $560,000 $1,000,000
Typical days to sell (houses) 20 days
from 66 sales
 11 days
from 28 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.

Roleystone Bedfordale
3 bed $950K / $1M
Roleystone — 3 bed: $950K (44 sales) Bedfordale — 3 bed: $1M (9 sales)

44 vs 9 sales

4 bed $1.22M / $1.39M
Roleystone — 4 bed: $1.22M (109 sales) Bedfordale — 4 bed: $1.39M (43 sales)

109 vs 43 sales

5 bed $1.29M / $1.7M
Roleystone — 5 bed: $1.29M (18 sales) Bedfordale — 5 bed: $1.7M (15 sales)

18 vs 15 sales

Development activity

Roleystone Bedfordale
New dwellings approved 1,811
across Armadale
same for both
Approvals change year on year +70%
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.

Roleystone Bedfordale
Houses 3.2%
$745/wk on $1.22M
 3.7%
$1,175/wk on $1.65M
Units —
same for both

Ranking within WA

Roleystone Bedfordale
House price —
same for both
Income Higher than 79% of WA Higher than 94% of WA
Schools —
same for both
Walkability Higher than 74% of WA Higher than 69% of WA
Affordability —
same for both
EV adoption Higher than 73% of WA Higher than 84% of WA
NBN connectivity Higher than 71% of WA Higher than 78% of WA
Rental yield (houses) Higher than 10% of WA Higher than 19% of WA

Liveability

Roleystone is more walkable (18 vs 7).

Roleystone Bedfordale
Grade B
same for both
Score 54/100 58/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Roleystone Bedfordale
Bushfire High
71/100
 Moderate
65/100
Crime Moderate
41/100
 Low
37/100
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 0
within 5 km
 1
within 5 km

Schools

Roleystone Bedfordale
Inside the suburb 1 2
Rated above peers 1
same for both
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Roleystone

  • Roleystone Community College Government · Combined above peers

Schools in Bedfordale

  • Armadale Primary School Government · Primary above peers
  • Southern Hills Christian College Independent · Combined at peers

Amenities in the suburb

Roleystone Bedfordale
Supermarkets 1 0
Cafes & restaurants 3 0
Parks & reserves 14 2
Childcare 2 3
GPs 2 0
Banks & Bank@Post 2 0
Fuel stations 2 1
Waterways 10 2

Mobility

Bedfordale sits further from the CBD (40.2 km vs 35.2 km).

Roleystone Bedfordale
Walkability score 18/100 7/100
Distance to Perth 35.2 km 40.2 km
+14% vs other
Drive time (normal traffic) 42 min 44 min
Electric vehicle share 0.8%
postcode 6111
 1.2%
postcode 6112
Rooftop solar per 100 dwellings 62
postcode 6111
 75
postcode 6112

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.

Roleystone Bedfordale
Car (driver) 77.7% / 78.2%
Roleystone — Car (driver): 77.7% Bedfordale — Car (driver): 78.2%
Worked from Home 11.1% / 11.3%
Roleystone — Worked from Home: 11.1% Bedfordale — Worked from Home: 11.3%
Car (passenger) 4.0% / 4.7%
Roleystone — Car (passenger): 4.0% Bedfordale — Car (passenger): 4.7%
Train 4.4% / 3.3%
Roleystone — Train: 4.4% Bedfordale — Train: 3.3%
Walked Only 1.5% / 0.9%
Roleystone — Walked Only: 1.5% Bedfordale — Walked Only: 0.9%
Bus 1.2% / 1.2%
Roleystone — Bus: 1.2% Bedfordale — Bus: 1.2%

Bars are drawn against the largest share shown (78.2%).

Setting

Roleystone Bedfordale
Elevation 145 m
above sea level, at the suburb centre
 290 m
above sea level, at the suburb centre
Distance to the ocean 29.9 km 27.5 km

NBN connectivity

Roleystone Bedfordale
Connectivity score 50/100 65/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 12%
2,766 premises
 37%
1,061 premises

Climate

Roleystone Bedfordale
Annual rainfall 1,068 mm 745 mm
Summer max (Jan) 30.2°C 31.4°C
Winter min (Jul) 7.9°C 7.6°C

Council rates

Roleystone Bedfordale
Average residential rate $2,388/yr
same for both
Council Armadale
same for both

Federal electorate

Roleystone Bedfordale
Division Bullwinkel
same for both
Member Trish Cook
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Roleystone Bedfordale
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Roleystone

Acreage Outer Parks Quiet

Bedfordale

Acreage Outer

More comparisons

Other comparisons with Roleystone

Roleystone vs Kelmscott Roleystone vs Martin Roleystone vs Karragullen

Other comparisons with Bedfordale

Bedfordale vs Byford Bedfordale vs Armadale Bedfordale vs Kelmscott Bedfordale vs Mount Nasura Bedfordale vs Mount Richon Bedfordale vs Wungong
Full data on Roleystone Full data on Bedfordale
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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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