Watermans Bay vs Duncraig

Duncraig is the younger of the two, with a median age of 42 against 49 in Watermans Bay. In both, the large majority of households own their home and most homes are detached houses. In Watermans Bay, about half of households are couple families. In Duncraig, most households are couple families. Houses cost more in Watermans Bay: a median of $2.72 million, against $1.41 million in Duncraig, though rent is higher in Duncraig. Duncraig is closer to the city centre: 17.7 km, against 20.2 km. On these figures, Watermans Bay tends to suit people living alone and older residents, while Duncraig suits families with children, couples, and 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

Duncraig

ahead on 5 of the 6 things we measure here

  • has more parks and reserves (21 vs 1)
  • has more childcare (12 vs 0)
  • has more schools inside the suburb (7 vs 0)

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

First-home buyers

Duncraig

ahead on 3 of the 3 things we measure here

  • has cheaper houses ($1,406,000 vs $2,722,500)
  • leaves households under less mortgage stress (21% vs 31%)
  • has cheaper units ($839,000 vs $1,207,500)

Weighs house prices, unit prices, and mortgage stress.

Renters

Watermans Bay

ahead on the one thing that separates them

  • has cheaper rent ($410/wk vs $460/wk)

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

Commuting to the city

Duncraig

ahead on 4 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (11% vs 4%)
  • has a shorter drive in (18 min vs 23 min)
  • is more walkable (82/100 vs 65/100)

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

Downsizers and retirees

They split

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

  • Watermans Bay has more units and townhouses to downsize into (32% vs 8%)
  • Duncraig has more GPs (2 vs 0)

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

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

Watermans Bay Duncraig
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.

Watermans Bay Duncraig
Walkability 65 / 82
Watermans Bay — Walkability: 65/100 Duncraig — Walkability: 82/100
Safety 72 / 70
Watermans Bay — Safety: 72/100 Duncraig — Safety: 70/100
Low fire risk 46 / 81
Watermans Bay — Low fire risk: 46/100 Duncraig — Low fire risk: 81/100
Low flood risk 100 / 100
Watermans Bay — Low flood risk: 100/100 Duncraig — Low flood risk: 100/100

Demographics

Duncraig has more residents (15,982 vs 1,369); Watermans Bay skews older (49 vs 42).

Watermans Bay Duncraig
Population 1,369 15,982
+1067% vs other
Population trend (2016 → 2021) +6.9% +4.7%
Median age 49 42
Median household income $113,880/yr $124,488/yr
+9% vs other
Median weekly rent $410/wk $460/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Watermans Bay Duncraig
0-4 4.2% / 5.5%
Watermans Bay — 0-4: 4.2% Duncraig — 0-4: 5.5%
5-14 10.7% / 16.1%
Watermans Bay — 5-14: 10.7% Duncraig — 5-14: 16.1%
15-19 4.8% / 6.5%
Watermans Bay — 15-19: 4.8% Duncraig — 15-19: 6.5%
20-24 4.4% / 4.2%
Watermans Bay — 20-24: 4.4% Duncraig — 20-24: 4.2%
25-34 7.7% / 7.4%
Watermans Bay — 25-34: 7.7% Duncraig — 25-34: 7.4%
35-44 11.5% / 14.2%
Watermans Bay — 35-44: 11.5% Duncraig — 35-44: 14.2%
45-54 12.1% / 14.5%
Watermans Bay — 45-54: 12.1% Duncraig — 45-54: 14.5%
55-64 13.9% / 11.1%
Watermans Bay — 55-64: 13.9% Duncraig — 55-64: 11.1%
65-74 17.5% / 12.2%
Watermans Bay — 65-74: 17.5% Duncraig — 65-74: 12.2%
75-84 9.6% / 6.2%
Watermans Bay — 75-84: 9.6% Duncraig — 75-84: 6.2%
85+ 2.1% / 2.0%
Watermans Bay — 85+: 2.1% Duncraig — 85+: 2.0%

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

Who lives together

Household composition, 2021 Census.

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%
Duncraig 60.7% couple families
Duncraig — Couple Families: 60.7% Duncraig — Lone Person: 23.1% Duncraig — One Parent Families: 13.1% Duncraig — Group Household: 2.3% Duncraig — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Watermans Bay 20.0% renting
Watermans Bay — Owned Outright: 48.1% Watermans Bay — Mortgage: 31.9% Watermans Bay — Renting: 20.0%
Duncraig 12.2% renting
Duncraig — Owned Outright: 42.3% Duncraig — Mortgage: 45.5% Duncraig — Renting: 12.2%
Owned outright Mortgage Renting

Qualifications

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

Watermans Bay Duncraig
Bachelor Degree 21.3% / 18.3%
Watermans Bay — Bachelor Degree: 21.3% Duncraig — Bachelor Degree: 18.3%
Certificate III & IV 9.7% / 11.6%
Watermans Bay — Certificate III & IV: 9.7% Duncraig — Certificate III & IV: 11.6%
Advanced Diploma / Diploma 8.8% / 8.9%
Watermans Bay — Advanced Diploma / Diploma: 8.8% Duncraig — Advanced Diploma / Diploma: 8.9%
Postgraduate Degree 6.5% / 5.7%
Watermans Bay — Postgraduate Degree: 6.5% Duncraig — Postgraduate Degree: 5.7%
Graduate Diploma / Certificate 3.1% / 3.2%
Watermans Bay — Graduate Diploma / Certificate: 3.1% Duncraig — Graduate Diploma / Certificate: 3.2%

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.

Watermans Bay Duncraig
England 9.3% / 10.8%
Watermans Bay — England: 9.3% Duncraig — England: 10.8%
South Africa 3.5% / 3.6%
Watermans Bay — South Africa: 3.5% Duncraig — South Africa: 3.6%
New Zealand 2.7% / 2.2%
Watermans Bay — New Zealand: 2.7% Duncraig — New Zealand: 2.2%
Ireland 1.0% / 1.4%
Watermans Bay — Ireland: 1.0% Duncraig — Ireland: 1.4%
Scotland — / 1.7%
Watermans Bay — Scotland: not among its largest Duncraig — Scotland: 1.7%
Germany 0.8% / —
Watermans Bay — Germany: 0.8% Duncraig — Germany: not among its largest

Bars are drawn against the largest share shown (10.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Watermans Bay 67.6% houses
Watermans Bay — Houses: 67.6% Watermans Bay — Townhouses: 29.7% Watermans Bay — Flats / Apartments: 2.8%
Duncraig 91.8% houses
Duncraig — Houses: 91.8% Duncraig — Townhouses: 6.3% Duncraig — Flats / Apartments: 1.9%
Houses Townhouses Flats / Apartments

Property market

Watermans Bay Duncraig
Median house price $2,722,500 $1,406,000
Median unit price $1,207,500 $839,000
Median land price — $1,072,500
Typical days to sell (houses) 14 days
from 13 sales
 27 days
from 166 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.

Watermans Bay Duncraig
3 bed $2.17M / $1.22M
Watermans Bay — 3 bed: $2.17M (12 sales) Duncraig — 3 bed: $1.22M (74 sales)

12 vs 74 sales

4 bed $2.85M / $1.51M
Watermans Bay — 4 bed: $2.85M (16 sales) Duncraig — 4 bed: $1.51M (134 sales)

16 vs 134 sales

Development activity

Watermans Bay Duncraig
New dwellings approved 1,557
across Stirling
 463
across Joondalup
Approvals change year on year +23% +53%

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.

Watermans Bay Duncraig
Houses — 3.7%
$950/wk on $1.35M
Units —
same for both

Ranking within WA

Watermans Bay Duncraig
House price —
same for both
Income Higher than 80% of WA Higher than 89% of WA
Schools — Higher than 59% of WA
Walkability Higher than 88% of WA Higher than 96% of WA
Affordability —
same for both
EV adoption Higher than 95% of WA Higher than 91% of WA
NBN connectivity Higher than 87% of WA Higher than 89% of WA
Rental yield (houses) — Higher than 18% of WA

Liveability

Duncraig is more walkable (82 vs 65).

Watermans Bay Duncraig
Grade A
same for both
Score 79/100 81/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Watermans Bay carries more bushfire risk (54 vs 19).

Watermans Bay Duncraig
Bushfire Moderate
54/100
 Low
19/100
Crime Low
28/100
 Low
30/100
Flood None
0/100
same for both
Coastal erosion Moderate
50/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 4
within 5 km

Schools

Watermans Bay Duncraig
Inside the suburb 0 7
Rated above peers 0 2
Rated at peers 0 4
Rated below peers 0
same for both

Schools in Watermans Bay

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

Schools in Duncraig

  • Davallia Primary School Government · Primary above peers
  • Poynter Primary School Government · Primary above peers
  • Duncraig Primary School Government · Primary at peers
  • Duncraig Senior High School Government · Secondary at peers
  • Glengarry Primary School Government · Primary at peers
  • St Stephen's School Independent · Combined at peers

Amenities in the suburb

Watermans Bay Duncraig
Supermarkets 0 3
Cafes & restaurants 1 3
Parks & reserves 1 21
Childcare 0 12
GPs 0 2
Pharmacies 0 1
Hospitals 0 1
Banks & Bank@Post 0 2
Fuel stations 0 1
Beaches 1 0

Mobility

Watermans Bay sits further from the CBD (20.2 km vs 17.7 km).

Watermans Bay Duncraig
Walkability score 65/100 82/100
Distance to Perth 20.2 km
+12% vs other
 17.7 km
Drive time (normal traffic) 23 min 18 min
Public transport score 68/100
Bus
 79/100
Bus
Peak arrivals per hour 21.5
7-9am + 5-7pm
 277.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 2.2%
postcode 6020
 1.6%
postcode 6023
Rooftop solar per 100 dwellings 56
postcode 6020
 66
postcode 6023

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.

Watermans Bay Duncraig
Car (driver) 72.8% / 70.0%
Watermans Bay — Car (driver): 72.8% Duncraig — Car (driver): 70.0%
Worked from Home 17.9% / 12.8%
Watermans Bay — Worked from Home: 17.9% Duncraig — Worked from Home: 12.8%
Train 4.5% / 10.6%
Watermans Bay — Train: 4.5% Duncraig — Train: 10.6%
Car (passenger) 4.1% / 3.9%
Watermans Bay — Car (passenger): 4.1% Duncraig — Car (passenger): 3.9%
Walked Only 0.7% / 1.0%
Watermans Bay — Walked Only: 0.7% Duncraig — Walked Only: 1.0%

Bars are drawn against the largest share shown (72.8%).

Setting

Watermans Bay Duncraig
Elevation 9 m
above sea level, at the suburb centre
 47 m
above sea level, at the suburb centre
Distance to the ocean 769 m
808 m to a named beach
 2.6 km
2.6 km to a named beach

NBN connectivity

Watermans Bay Duncraig
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
663 premises
 29%
6,424 premises

Climate

Watermans Bay Duncraig
Annual rainfall 716 mm 650 mm
Summer max (Jan) 29.8°C —
Winter min (Jul) 10.4°C —

Council rates

Watermans Bay Duncraig
Average residential rate $1,615/yr $1,782/yr
Council Stirling Joondalup

Federal electorate

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

First Home Owner Grant

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

Tags

Watermans Bay

Beach Coastal Luxury Middle-Ring Professionals Quiet Retirees Townhouses

Duncraig

Coastal Middle-Ring Parks Premium Professionals Quiet

More comparisons

Other comparisons with Watermans Bay

Watermans Bay vs Carine Watermans Bay vs North Beach Watermans Bay vs Marmion

Other comparisons with Duncraig

Duncraig vs Kingsley Duncraig vs Hillarys Duncraig vs Greenwood Duncraig vs Padbury Duncraig vs Sorrento Duncraig vs Carine
Full data on Watermans Bay Full data on Duncraig
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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