Is Bayswater a nice place to live?

Bayswater is an inner north-eastern Perth suburb beside the Swan River, with a compact town centre of cafés and shops and its Bayswater railway station. Bayswater is a community of couples with children and most homes are owner-occupied, with a median age of 39. Everyday amenity includes the town centre's cafés, independent shops and services, a network of walking and cycling paths linking parks and river reserves, and the rebuilt Bayswater Station on the Midland line, which opened under METRONET and provides lift and escalator access.

Is it expensive to live in Bayswater?

A house in Bayswater at the current median price of $1,137,500 works out to about 10.7 times a typical local annual household income, using the median household weekly income of $2,037 at the most recent Census. A median-priced unit at $687,500 is about 6.5 times a typical local annual household income. Both of those price multiples sit well above what a typical local household earned in a year on the figures provided, with houses notably higher than units. Looking at renting, the average house rent of $775 a week would take about 38% of a typical local household's weekly income, while the average unit rent of $600 a week would take about 29% of that income. So on these figures renting a house is a sizeable share of local income and renting a unit is a moderate share; buying sits further above local incomes. Everyone's financial situation is different, so it's important to consider your own circumstances when deciding which suburb is right for you.

Is Bayswater a good place to invest?

A 23.8% rise in Bayswater house values over the past 12 months is the most striking movement here, while unit values rose 13.9%. House rents climbed 10.7%, and unit rents fell a modest 3.2%. For houses, capital growth outpaced rental income; for units, values increased while rents moved in the opposite direction. This information has been prepared without taking your objectives, needs and overall financial situation into account. It is not meant to be a substitute for professional financial advice. For this reason, you should consider the appropriateness of the information and, if necessary, seek appropriate professional advice.

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Bayswater suburb profile

Bayswater is an inner north-eastern suburb of Perth, sitting near the Swan River and framed by mature trees and parkland. The streets mix weatherboard and brick cottages from the interwar and postwar periods with pockets of more recent infill, producing a layered residential character beside some light industrial and commercial strips.

A compact town centre contains cafés, independent shops and everyday services, while Bayswater railway station on the Midland line links the area to Perth's rail network. Major roads run through the area and a network of walking and cycling paths connects parks and river reserves for recreation.

Bayswater property market performance

Current median dwelling price$912,500Past 3 months

Property growth+18.9%Past 12 months

Bayswater's median house price is $1,137,500, up 23.8% over the last 12 months, a sharp rise. The median unit price is $687,500, up 13.9% over the last 12 months, a strong rise. House values rose faster than unit values over the last 12 months. That unit result is based on 14 sales over the last 3 months.

In Bayswater, unit rents fell modestly, down 3.2% over the last 12 months, while unit values rose over the same period.

	Houses	Units
Median price Past 3 months	$1.14M	$688K
Change in value Past 12 months	23.8%	13.9%
Sold Past 3 months	55	14
Median days on market Past 12 months	12	10
Average rent Past 12 months	$775	$600
Change in rent Past 12 months	10.7%	-3.2%

5 year median price trend for houses and units

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Bayswater demographics

Bayswater is a community of couples with children, and most homes are owner-occupied. The median age is 39 and the median household income is $2,037 a week.

At the 2021 Census, 15,288 people lived in Bayswater.

Bayswater and Western Australia

	Suburb	WA
Median age years	39	38
Median household income weekly	$2,037	$1,815
Couples with children share of families	44.5%	44.6%
Couples without children share of families	41.0%	38.8%
One-parent families share of families	12.8%	15.1%
Homes owned outright share of homes	28.7%	30.2%
Homes with a mortgage share of homes	42.9%	41.4%
Homes rented share of homes	28.4%	28.3%

Source: ABS 2021 Census. Shares of homes exclude other and not-stated tenure.

Bayswater infrastructure, key developments and investment opportunities

Bayswater's Bayswater Station was rebuilt under METRONET, with the new station opening in 2023 and providing lift and escalator access. Community Housing Limited's King William Street project received development approval in 2026 to deliver 72 social and affordable homes, with site works expected to start late 2026.

In 2024 the City of Bayswater prepared foreshore restoration designs as part of its 10-Year Foreshore Plan for Bardon Park, Riverside Gardens and Hinds Reserve and for Tranby Reserve.

Suburbs near Bayswater

Some popular suburbs near Bayswater include:

How does Bayswater compare to nearby suburbs?

Median house prices: Bayswater’s median house price is 0.9% higher than Embleton’s.
Median unit prices: Bayswater’s median unit price is 22.8% higher than Maylands’s.
House price growth: Over the past 12 months, house prices in Bayswater have grown 0.1% higher than in Bedford.
Unit price growth: Property prices in nearby Inglewood have risen 1.8% more than in Bayswater over the past year.
Selling speed for houses: Properties in Bayswater are selling 7.7% faster than in Inglewood.
Selling speed for units: Properties in nearby Inglewood are selling 30.0% faster than in Bayswater.
Investment considerations: In Bayswater, the rental yield for house is 0.1% lower than the Perth average, while the rental yield for units is 10.6% lower.
House price growth: Over the past 12 months, house prices in Bayswater have grown 7.4% higher than the average rate of growth across Perth.
Unit price growth:Over the past 12 months, unit prices in Bayswater have grown 13.4% lower than the average rate of growth for units across Perth.

Common questions about Bayswater

Is Bayswater a nice place to live?
Bayswater is an inner north-eastern Perth suburb beside the Swan River, with a compact town centre of cafés and shops and its Bayswater railway station.

Bayswater is a community of couples with children and most homes are owner-occupied, with a median age of 39. Everyday amenity includes the town centre's cafés, independent shops and services, a network of walking and cycling paths linking parks and river reserves, and the rebuilt Bayswater Station on the Midland line, which opened under METRONET and provides lift and escalator access.
Is it expensive to live in Bayswater?
A house in Bayswater at the current median price of $1,137,500 works out to about 10.7 times a typical local annual household income, using the median household weekly income of $2,037 at the most recent Census. A median-priced unit at $687,500 is about 6.5 times a typical local annual household income. Both of those price multiples sit well above what a typical local household earned in a year on the figures provided, with houses notably higher than units.

Looking at renting, the average house rent of $775 a week would take about 38% of a typical local household's weekly income, while the average unit rent of $600 a week would take about 29% of that income. So on these figures renting a house is a sizeable share of local income and renting a unit is a moderate share; buying sits further above local incomes.

Everyone's financial situation is different, so it's important to consider your own circumstances when deciding which suburb is right for you.
Is Bayswater a good place to invest?
A 23.8% rise in Bayswater house values over the past 12 months is the most striking movement here, while unit values rose 13.9%. House rents climbed 10.7%, and unit rents fell a modest 3.2%. For houses, capital growth outpaced rental income; for units, values increased while rents moved in the opposite direction.

This information has been prepared without taking your objectives, needs and overall financial situation into account. It is not meant to be a substitute for professional financial advice. For this reason, you should consider the appropriateness of the information and, if necessary, seek appropriate professional advice.

Choose the right real estate agents in Bayswater

In Bayswater ,108 agents are actively selling property, but a small number do the heavy lifting. Just 5 agents handled 43.5% of all sales in the past year, giving them a strong presence and deep experience in the local market.

Commission rates usually sit between 2% and 2.93%. Comparing agents and understanding what’s included in their fee structure can help you find the right mix of service, value, and motivation—without compromising on outcomes.