Bedfordale sits 40 km from Perth CBD in Western Australia, around 44 minutes by car. Census data records 3,038 residents with a median age of 42 and a median household income of $141,544 per year. On socioeconomic measures it sits in the top 20% nationally. Population grew 6.5% from 2016 to 2021. The 2021 Census recorded a median rent of $370 per week and a median monthly mortgage of $2,492. The area shows high bushfire risk and no recorded flood exposure. Of 2 schools within the suburb boundary, 1 ranks above the state average, and walkability is low.
Is Bedfordale a good suburb?
Bedfordale scores a B (58/100) on SuburbScan's Liveability grade — strong on community, weaker on transit.
Mixed results
2 schools · 1 above peer schools
Car-dependent
Walkability 7/100 · 40.2 km · 44 min drive to Perth
Median available
Median $1.35M
Moderate bushfire risk
Fire 65/100 · Crime 37/100 · Flood 0/100
Very advantaged
SEIFA decile 9/10 · median age 42 · 3,038 residents
Liveability Rating
58 / 100 · Ranked #186 in WAEach bar is Bedfordale's rank among WA suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
How do you rate the liveability in Bedfordale?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
58 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataBedfordale's house market is moving higher: the median sale price reached $1.35 million, roughly 19% above where it sat a year earlier.
Houses
$1,350,000
67% above its 6 neighbours (median $810,000)
Based on 77 recorded sales in the last 24 months.
Typically sold in 11 days — median across 28 sales that recorded a listing period
By bedrooms
- 3 bed 9 sales $1M
- 4 bed 43 sales $1.39M
- 5 bed 15 sales $1.7M
Land
$1,000,000
Based on 11 recorded sales in the last 24 months.
Typically sold in 132 days — median across 3 sales that recorded a listing period
Currently for Sale
Last 6 monthsHouses in Bedfordale are currently listed at around $1.65 million on average. Based on 6 houses listed in the past six months.
$1.65M
6 houses listed in the last 6 months.
6 of the suburb's 950 dwellings (0.6%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Bedfordale rent for around $1,175 a week on average, based on 3 houses listed for rent in the past six months.
$1,175/wk
3 houses advertised for rent in the last 6 months.
Rental affordability
June quarter 202593 Unaffordable · the average rental household in this region would pay about 32% of its income on the median rent in postcode 6112.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$1,175/week ($61,000 a year) on a $1.65 million median
Based on a small sample (3 listings) — indicative only.
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Short-Stay Rentals
7 active Airbnb listings: 5 whole homes and 2 rooms. Whole homes are about 0.5% of the suburb's homes.
Airbnb only, as at Jun 2026; other platforms are not included. Active means reviewed in the past 12 months. The share is against private dwellings at the 2021 Census.
Schools
Two schools serve Bedfordale, and the cohort skews above peer-suburb performance. Armadale Primary School leads the pack.
- • 893 students across 2 schools (avg 446)
- • Sectors: 1 Government, 1 Independent
- • ICSEA 1002-1020, median 1011 (around the national baseline of 1000)
- • Largest: Southern Hills Christian College (453 students)
Primary
Combined
Walkability
Bedfordale is very car-dependent on foot — at 7/100, nearly all errands require a car.
We hold no public transport timetable data for this area, so public transport is not rated here and the score is spread across the remaining components. It is not counted as zero.
NBN connectivity
The internet access technology available across NBN premises in Bedfordale.
- Full-fibre (FTTP) share
- 37%
- Premises covered
- 1,061
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Armadale: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 6 small areas inside this suburb and averages them into the single decile above. They fall into 4 different deciles — a wide range, so parts of this suburb rank well above the average and parts well below it.
Bedfordale is home to about 3,000 residents, with a median age of 42, a touch above the national 38. Median household income runs at $142,000 a year, with unemployment at 3.3%.
2021 Census · change since 2016
Population
3,038
Median Age
42
Median Household Income
$141,544/yr
Census Median Rent
$370/wk
Census Median Mortgage
$2,492/mo
Avg Household Size
3.1
Median Personal Income
$50,284/yr
Unemployment Rate
3.3%
Unoccupied Dwellings
5.4%
Total Dwellings
950
Owner-Occupier Rate
96.8%
Houses
99.2%
Rental Stress
13.6%
Mortgage Stress
21.1%
Work From Home
11.3%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 68.3%
- English Spoken at Home
- 91.0%
- Employment Rate
- 66.4%
- Completed Year 12
- 42.4%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
24 residents (0.8%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 2,903 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
8% of employed residents work in a capital's city centre (138 of 1,630).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,388 a year through Armadale based on 2023 figures.
Building Approvals: Armadale
In the year to August 2026, 1,811 new dwellings were approved across Armadale. That mix is 1,765 houses and 46 units. Approvals are up 70.0% on the same period a year earlier.
Climate & Setting
from Jandakot Aero, 19.7 kmModerate rainfall — very hot summers, mild winters.
- Elevation
- 290 m
- above sea level, at the suburb centre
- Distance to the ocean
- 27.5 km
- Annual rainfall
- 745 mm
- 80 rainy days
- Summer max (Jan)
- 31.4°C
- 30 days ≥ 35°C
- Winter min (Jul)
- 7.6°C
- 2 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
1 facility within 5 km- 2.4 kmWater SupplyTop reported: Chlorine & compounds · Fluoride compounds
EV adoption
In postcode 6112, 683 of 57,454 registered light vehicles are battery-electric on 31 January 2025. A further 3.5% (2,003 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.7%.
Rooftop solar
In postcode 6112, 19,091 rooftop-solar systems totalling 108.6 MW have been installed since 2001, against 25,377 dwellings recorded in the 2021 Census. 1,320 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $800,000.
Cap is $800,000 SOUTH of the 26th parallel (which includes all of metropolitan Perth) and $1,000,000 NORTH of it. We store the southern figure because that is where almost every buyer is; the northern cap is higher, so the stored value never overstates eligibility. The southern cap rose from $750,000 on 7 May 2026 in the 2026-27 Housing Taxation Package. The same package moved the first home owner RATE OF DUTY thresholds, which is a different scheme and lives in the web repo's app/stamp_duty.py.
Mortgage repayments
18 mortgage brokers are registered in postcode 6112.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueWA
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $800,000 may qualify for $10,000 — see what qualifies with Department of Finance WA.
At $1,350,000 this is $550,000 above the $800,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Department of Finance WA.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Trish Cook Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Trish Cook | 50.5% | 49.5% | -2.8 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Hugh Jones WA Labor
Next state election: 10 March 2029.
| Year | Winner | Won with |
|---|---|---|
| 2025 | Hugh Jones ALP | 55.1% |
| 2021 | Hugh Jones ALP | 63.5% |
| 2017 | Barry Urban ALP | 55.8% |
Results are per district. Districts were last redrawn in 2023, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Western Australian Electoral Commission.
Looking at a specific address in Bedfordale?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 3,038 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
Checking the whole city?
Suburbs to avoid in Perth There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Perth suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Byford WA 6122
Armadale WA 6112
Kelmscott WA 6111
Roleystone WA 6111
Mount Nasura WA 6112
Mount Richon WA 6112
Compare Bedfordale to another suburb
Side-by-side stats for any other WA suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Bedfordale
Is Bedfordale a safe place to live?
Recorded crime in Bedfordale is low (37/100, ranked against other WA suburbs on offences per resident).
What natural hazards affect Bedfordale?
Bedfordale has a moderate recorded bushfire history (65/100, ranked against every Australian suburb with any fire history). No mapped flood overlay applies. These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Bedfordale a good place to live?
Bedfordale has a SuburbScan Liveability grade of B (58/100), ranked against other WA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Bedfordale?
Bedfordale, WA had a population of 3,038 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Bedfordale, WA?
The postcode for Bedfordale, WA is 6112.
How far is Bedfordale from Perth?
Bedfordale is 40 km from Perth CBD by road, about 44 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Bedfordale?
At the 2021 ABS Census, median household income in Bedfordale was $141,544 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Bedfordale?
The median advertised rent in Bedfordale is $1,175 a week for houses (3 listings), from rental listings over the last six months.
What is the median age in Bedfordale?
The median age of residents in Bedfordale was 42 at the 2021 ABS Census.
Is Bedfordale at risk of bushfire?
Bedfordale has a moderate recorded bushfire history (65/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the suburb relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
How are the schools in Bedfordale?
There are 2 schools inside the Bedfordale boundary: 1 above and 1 at similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Bedfordale walkable?
Bedfordale scores 7/100 on the SuburbScan Walkability Score, making it very car-dependent. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Bedfordale?
At the nearest Bureau of Meteorology station to Bedfordale, Jandakot Aero (19.7 km away), summer days average 31.4°C, winter nights 7.6°C, 745 mm of rain a year over 80 rainy days, and 30 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Bedfordale?
First-home buyers in WA may be eligible for $10,000 towards new homes with a purchase price up to $800,000. The grant is administered by Department of Finance WA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Bedfordale belong to?
Bedfordale sits within the Armadale local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Bedfordale?
The average residential rates bill through Armadale is $2,388 a year (2023). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Bedfordale?
Across Armadale, 1,811 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 70.0% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Bedfordale in?
Bedfordale sits within the federal Division of Bullwinkel, currently held by Trish Cook (Australian Labor Party).
Search another suburb or address
Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2023–24
- Building approvals · Aug 2026
- Schools · 2025
- NBN connectivity · Dec 2025
- Crime · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- Short-stay rentals · Jun 2026
- State electorate · 2025
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.