Floreat vs West LeedervilleTwo Perth suburbs compared for a home loan
Floreat (WA 6014) is approximately 8 km west-north-west of the Perth CBD. West Leederville (WA 6007) is approximately 3 km north-west of the Perth CBD, west of the Mitchell Freeway. At the 2021 Census, Floreat had 8,621 residents with a median age of 42, and West Leederville had 4,340 residents with a median age of 38.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 8% of occupied dwellings in Floreat and 34% in West Leederville, while 12% of Floreat households rented compared with 39% in West Leederville. 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 6014 · Western suburbs of Perth
Floreat
Floreat is the Town of Cambridge's administrative seat, a large-lot western suburb where the median weekly household income of $3,570 leads these guides.
Town of Cambridge. Approximately 8 km west-north-west of the Perth CBD.
Read the full Floreat guideWA 6007 · Inner northern suburbs of Perth
West Leederville
West Leederville is a Town of Cambridge suburb gazetted in 1998 when the Mitchell Freeway split it from Leederville, now 34.1 per cent apartments.
Town of Cambridge. Approximately 3 km north-west of the Perth CBD, west of the Mitchell Freeway.
Read the full West Leederville guide
What buying in Floreat and West Leederville 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 Floreat and West Leederville.
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 Floreat to see the repayment, transfer duty and upfront cash.
Enter a price for West Leederville 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.
Floreat and West Leederville: 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 | Floreat | West Leederville |
|---|---|---|
| People and households | ||
| Residents | 8,621 | 4,340 |
| Median ageAustralia 38 | 42 | 38 |
| Average household sizeAustralia 2.5 | 3.0 | 2.2 |
| Median household income, weeklyAustralia $1,746 | $3,570 | $2,383 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $600 | $400 |
| Median mortgage repayment, monthlyAustralia $1,863 | $3,250 | $2,276 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 12% | 39% |
| Owned with a mortgageAustralia 35% | 41% | 32% |
| Owned outrightAustralia 31% | 46% | 27% |
| Types of home | ||
| Separate housesAustralia 72% | 90% | 50% |
| Townhouses, terraces and semi-detachedAustralia 13% | 3% | 16% |
| Flats and apartmentsAustralia 14% | 8% | 34% |
| Homes with two bedrooms or fewer | 11% | 45% |
| Homes with four bedrooms or more | 56% | 19% |
| Dwellings unoccupied on Census night | 6% | 9% |
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 Floreat and West Leederville
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.
Floreat
- Upgraders
- Downsizers
- Many lenders apply a lower maximum loan-to-value ratio above certain loan or property value thresholds.
- Individually rebuilt homes are not directly comparable, so valuations are less predictable.
- Median monthly mortgage repayments of $3,250 mean serviceability binds before deposit.
- Only 12.2 per cent of households with a stated tenure rented, so the tenant pool is very small.
- Coding has preserved a low-density form, so subdivision potential should not be assumed.
West Leederville
- Investors
- First home buyers
- Upgraders
- Downsizers
- One-bedroom and studio dwellings can fall below lenders' minimum internal floor areas.
- Strata levies are counted in serviceability assessments and reduce borrowing power.
- Heritage listing can constrain external alterations and raise the cost of compliant repairs.
- Renting leads at 39.4 per cent, so investment lending terms apply to many purchases.
- The Mitchell Freeway on the eastern edge affects amenity for nearby properties.
Housing stock in Floreat and West Leederville compared
Floreat
- Large detached houses
- Separate houses numbered 2,558 at the 2021 Census, 89.9 per cent of occupied homes.
- Four and five bedroom homes
- At the 2021 Census, 1,192 dwellings had four bedrooms and 402 had five or more.
- Apartments near the Forum
- The 214 flats counted at the 2021 Census, against only 77 townhouse dwellings.
West Leederville
- Apartments
- The 632 flats counted at the 2021 Census, 34.1 per cent of occupied homes.
- Character houses
- Separate houses numbered 925 at the 2021 Census, 49.9 per cent of occupied homes.
- Townhouses
- The 289 semi-detached or townhouse dwellings counted at the 2021 Census.
Official sale price and rent figures for Floreat and West Leederville
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.
Floreat
No government agency publishes a free median sale price or rent series for Floreat, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
West Leederville
No government agency publishes a free median sale price or rent series for West Leederville, 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 Floreat and West Leederville
Floreat
Transport
- Transperth buses (bus)
- The Boulevard (road)
- Selby Street (road)
- Underwood Avenue (road)
Amenities
- Floreat Forum
- Perry Lakes Reserve
- WA Athletics Stadium
- Bendat Basketball Centre
West Leederville
Transport
- West Leederville Station (train)
- Leederville Station (train)
- Transperth buses (bus)
- Mitchell Freeway (road)
Amenities
- Cambridge Street shops
- Leederville Town Hall
- Lake Monger
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: Floreat or West Leederville
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