Bayswater vs MorleyTwo Perth suburbs compared for a home loan
Bayswater (WA 6053) is approximately 7 km north-east of the Perth CBD, on the Swan River. Morley (WA 6062) is approximately 9 km north-east of the Perth CBD. At the 2021 Census, Bayswater had 15,288 residents with a median age of 39, and Morley had 22,539 residents with a median age of 39.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 4% of occupied dwellings in Bayswater and 1% in Morley, while 28% of Bayswater households rented compared with 28% in Morley. These differences matter for finance, because lenders assess apartments, strata buildings and houses on land differently.
Both suburbs are in the same state, so transfer duty is calculated on the same scale and the difference in upfront cost comes from the purchase price. The panel below applies that scale, and an estimate of lenders mortgage insurance, to the prices you enter.
WA 6053 · Inner north-east Perth
Bayswater
Bayswater is a riverside Perth suburb of character and post-war houses on larger lots, with a rebuilt station where three train lines meet.
City of Bayswater. Approximately 7 km north-east of the Perth CBD, on the Swan River.
Read the full Bayswater guideWA 6062 · North-east metropolitan Perth
Morley
Morley is a middle-ring Perth suburb of post-war houses on subdividable lots, with a strategic retail centre and a station on the Ellenbrook Line.
City of Bayswater. Approximately 9 km north-east of the Perth CBD.
Read the full Morley guide
What buying in Bayswater and Morley would mean for the loan
The difference between two suburbs is usually a difference in price, and price drives the deposit, the transfer duty, any lenders mortgage insurance and the repayment. Enter the prices you are seeing and the panel works out each of those for Bayswater and Morley.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
Enter a price for Bayswater to see the repayment, transfer duty and upfront cash.
Enter a price for Morley to see the repayment, transfer duty and upfront cash.
Warning: The interest rate used here is an example only. It is not a comparison rate and is not a rate offered by any lender, and it does not include fees and charges. Different rates, terms, fees or loan amounts will give a different result.
Estimates only. Repayments assume a principal and interest loan at a constant rate, which is an assumption and not a current market rate. Transfer duty is indicative for established homes, first home buyer relief depends on eligibility, and upfront cash includes an allowance of $3,000 for conveyancing and inspections. Lenders mortgage insurance is an estimate and is added to the loan. A lender makes its own assessment.
Bayswater and Morley: Census profile compared
Figures are from the 2021 Census, so rents, repayments and incomes have moved since. They are most useful for comparing one suburb with another and with Australia as a whole.
| Measure | Bayswater | Morley |
|---|---|---|
| People and households | ||
| Residents | 15,288 | 22,539 |
| Median ageAustralia 38 | 39 | 39 |
| Average household sizeAustralia 2.5 | 2.4 | 2.5 |
| Median household income, weeklyAustralia $1,746 | $2,037 | $1,583 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $350 | $360 |
| Median mortgage repayment, monthlyAustralia $1,863 | $2,000 | $1,733 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 28% | 28% |
| Owned with a mortgageAustralia 35% | 42% | 35% |
| Owned outrightAustralia 31% | 28% | 35% |
| Types of home | ||
| Separate housesAustralia 72% | 80% | 83% |
| Townhouses, terraces and semi-detachedAustralia 13% | 16% | 16% |
| Flats and apartmentsAustralia 14% | 4% | 1% |
| Homes with two bedrooms or fewer | 24% | 9% |
| Homes with four bedrooms or more | 28% | 38% |
| Dwellings unoccupied on Census night | 9% | 7% |
Source: Australian Bureau of Statistics, 2021 Census (CC BY 4.0). Tenure shares exclude households that did not state their tenure. Dwelling shares are of occupied private dwellings.
Home loan considerations in Bayswater and Morley
Lenders treat houses on land, townhouses and apartments differently, and some apply extra conditions to small apartments, high-density buildings or particular postcodes. These are the points each guide raises.
Bayswater
- Upgraders
- First home buyers
- Investors
- Downsizers
- Valuers assess an older house on a subdividable lot as it stands, not on a projected development outcome, which matters for buyers paying for potential.
- Building a rear dwelling usually requires a construction loan drawn in progress payments against a fixed-price contract and an as-if-complete valuation.
- Western Australian contracts carry no mandatory cooling-off period, so finance and inspection conditions need to be written into the offer before it is signed.
- Off-the-plan apartments in the town centre are valued at completion, and some lenders limit exposure to a single building or apply minimum floor areas.
- Property within the mapped Swan River floodplain or a bush fire prone area may face additional building requirements and higher insurance premiums.
Morley
- Upgraders
- First home buyers
- Investors
- Downsizers
- Western Australian contracts carry no mandatory cooling-off period, so finance and inspection conditions need to be written into the offer before it is signed.
- Valuers assess an older house on a subdividable lot as it stands, not on a projected development outcome, which matters for buyers paying a premium for potential.
- Building a second dwelling usually requires a construction loan drawn in stages, and some lenders treat multi-dwelling projects as commercial lending.
- Strata and survey-strata villas require a precontractual disclosure statement, and levies and insurance arrangements feed into serviceability and valuation.
- Post-war houses can contain asbestos-containing materials, original wiring and unapproved additions, which affect inspection results, insurance and renovation budgets.
Housing stock in Bayswater and Morley compared
Bayswater
- Character houses near the town centre
- Older houses in the streets first subdivided after the railway arrived, some within the Bayswater Character Protection Area or on the Heritage List.
- Post-war houses on larger lots
- Separate houses numbered 4,892 of the 6,111 occupied dwellings at the 2021 Census, many on lots coded R25 where subdivision depends on lot size.
- Survey-strata villas and townhouses
- Infill dwellings built behind or in place of original houses accounted for 980 occupied homes at the 2021 Census.
- Town centre and station precinct apartments
- A small but growing apartment stock, guided by the Bayswater Town Centre and Meltham Station Precinct structure plans.
Morley
- Post-war detached houses
- Single-storey family homes on traditional lots; separate houses numbered 7,257 of the 8,693 occupied dwellings at the 2021 Census.
- Strata villas and townhouses
- Infill dwellings built behind or in place of original houses, usually on strata or survey-strata titles with small owner groups.
- Rebuilt and newer houses
- Two-storey and project homes constructed on original or subdivided lots, generally free of the maintenance issues of older stock.
- Activity centre apartments
- A small number of flats and apartments, with the Morley Activity Centre Plan providing for more mixed-use and residential buildings over time.
Official sale price and rent figures for Bayswater and Morley
Only figures published free of charge by a government agency are shown. Where none is published the space is left empty rather than filled with an estimate. Each guide charts the full series.
Bayswater
No government agency publishes a free median sale price or rent series for Bayswater, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Morley
No government agency publishes a free median sale price or rent series for Morley, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Transport, schools and amenities in Bayswater and Morley
Bayswater
Transport
- Bayswater Station (train)
- Meltham Station (train)
- Bayswater Station bus interchange (bus)
- Tonkin Highway (road)
- Garratt Road Bridge (road)
Schools and campuses
- Bayswater Primary School (primary, government)
- Hillcrest Primary School (primary, government)
- St Columba's School (primary, catholic)
- Durham Road School (special, government)
- John Forrest Secondary College (Morley) (secondary, government)
- Chisholm Catholic College (Bedford) (secondary, catholic)
Amenities
- Bayswater Riverside Gardens
- Eric Singleton Bird Sanctuary
- Baigup Wetlands
- Gobba Lake
- Bayswater Library
Morley
Transport
- Morley Station (train)
- Morley Station bus interchange (bus)
- Morley Bus Station (bus)
- Tonkin Highway (road)
Schools and campuses
- Morley Primary School (primary, government)
- Weld Square Primary School (primary, government)
- Hampton Senior High School (secondary, government)
- John Forrest Secondary College (secondary, government)
- Infant Jesus School (primary, catholic)
Amenities
- Galleria Shopping Centre
- Morley Library
- Morley Sport and Recreation Centre
- City of Bayswater Civic Centre
School listings show name, level and sector only. Enrolment areas change, so confirm eligibility for a specific address with the school or the Western Australia education department.
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Request a free assessment: Bayswater or Morley
An accredited mortgage broker can check your borrowing power against prices in Bayswater and Morley, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.