Armadale (WA)

An assessment of population growth drivers in Armadale reveals an overall ranking slightly below national averages considering recent, and medium term trends

As of Nov 2025, the estimated population of Armadale (WA) is around 15,794, reflecting a growth of 2,379 people (17.7%) since the 2021 Census which reported a population of 13,415. This increase is inferred from AreaSearch's estimation of the resident population at 14,835 following examination of ABS's latest ERP data release in June 2024 and validation of 50 new addresses since the Census date. This results in a density ratio of 1,907 persons per square kilometer, above the national average assessed by AreaSearch. The suburb's growth rate exceeded both the national average (8.9%) and state average, marking it as a growth leader. Interstate migration contributed approximately 56% to overall population gains during recent periods, with all drivers including natural growth and overseas migration being positive factors. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 using 2022 as the base year.

For areas not covered by this data, AreaSearch utilises ABS's Greater Capital Region projections released in 2023 based on 2022 data to estimate growth post-2032. Forecasting demographic trends indicates a significant population increase in Armadale (WA), with an expected rise of 4,935 persons by 2041, reflecting a gain of 32.4% over the 17-year period.

The level of residential development activity in Armadale was found to be higher than 90% of real estate markets across the country

Armadale has seen around 77 dwelling approvals per year based on AreaSearch analysis of ABS data. Between FY21 and FY25, approximately 385 homes were approved, with another 63 in FY26 so far. Each year, an average of 8.2 people move to the area for each dwelling built over these five years.

This supply lagging demand results in heightened buyer competition and pricing pressures. New properties are constructed at an average value of $361,000, below the regional average, suggesting more affordable housing options. There have been $1.5 million in commercial approvals this financial year, indicating a predominantly residential focus. Compared to Greater Perth, Armadale has significantly less development activity, 53.0% below the regional average per person.

This constrained new construction usually reinforces demand and pricing for existing dwellings, though building activity has accelerated recently. Recent activity consists entirely of detached dwellings, maintaining Armadale's traditional suburban character with a focus on family homes appealing to those seeking space. Developers are building more traditional houses than the current mix suggests, indicating strong demand for family homes despite density pressures. The location has approximately 111 people per dwelling approval, indicating an expanding market. Population forecasts indicate Armadale will gain 5,111 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Armadale has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 16 projects that could affect the region. Notable projects include Armadale Strategic Metropolitan Centre Redevelopment, Forrestdale Business Park West, Morgan Park Redevelopment, and Kelmscott Senior High School Sports Hall and Arts Centre. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The labour market performance in Armadale lags significantly behind most other regions nationally

Armadale's workforce comprises an equal mix of white and blue-collar jobs, with manufacturing and industrial sectors prominent. The unemployment rate in June 2025 was 14.9%, showing a 4.8% growth over the previous year.

Residents' employment is concentrated in healthcare & social assistance, retail trade, and construction. Transport, postal & warehousing has an employment share of 1.6 times the regional level. Conversely, professional & technical services have lower representation at 3.7%. Many residents commute elsewhere for work.

From June 2024 to June 2025, employment levels increased by 4.8%, and labour force grew by 2.6%, reducing unemployment by 1.8 percentage points. National employment forecasts from Sep-22 suggest Armadale's employment should increase by 6.0% over five years and 12.9% over ten years, varying by industry sector.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

AreaSearch's latest postcode level ATO data for financial year 2022 shows that income in Armadale is below the national average. The median income is $48,106 while the average income stands at $56,454. This contrasts with Greater Perth's figures of a median income of $58,380 and an average income of $78,020. Based on Wage Price Index growth of 14.2% since financial year 2022, current estimates for Armadale would be approximately $54,937 (median) and $64,470 (average) as of September 2025. Census 2021 income data shows that household, family and personal incomes in Armadale all fall between the 4th and 7th percentiles nationally. Income brackets indicate that the $400 - 799 earnings band captures 30.0% of the community (4,738 individuals), unlike trends in the metropolitan region where 32.0% fall within the $1,500 - 2,999 range. Housing affordability pressures are severe, with only 79.2% of income remaining after housing costs, ranking at the 4th percentile nationally.

Armadale displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Armadale's dwelling structure, as per the latest Census, consisted of 67.5% houses and 32.4% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Perth metro's 90.0% houses and 10.0% other dwellings. Home ownership in Armadale stood at 25.2%, with mortgaged dwellings at 32.2% and rented ones at 42.7%. The median monthly mortgage repayment was $1,300, below Perth metro's average of $1,750. The median weekly rent in Armadale was $270, compared to Perth metro's $305. Nationally, Armadale's mortgage repayments were lower than the Australian average of $1,863, and rents were below the national figure of $375.

Armadale features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 58.1% of all households, including 17.8% couples with children, 21.0% couples without children, and 17.7% single parent families. Non-family households comprise the remaining 41.9%, with lone person households at 37.5% and group households making up 4.4%. The median household size is 2.2 people, which is smaller than the Greater Perth average of 2.8.

Armadale faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 10.8%, significantly lower than Australia's average of 30.4%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 7.8%, followed by postgraduate qualifications (1.9%) and graduate diplomas (1.1%). Trade and technical skills are prevalent, with 41.2% of residents aged 15+ holding vocational credentials - advanced diplomas (8.9%) and certificates (32.3%).

Educational participation is high at 28.7%, including primary education (10.5%), secondary education (7.9%), and tertiary education (2.9%). Armadale has a robust network of 9 schools educating approximately 3,357 students, with typical Australian school conditions (ICSEA: 966) and balanced educational opportunities. The educational mix includes 5 primary, 3 secondary, and 1 K-12 school. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Armadale has 107 active public transport stops offering a mix of train and bus services. These are served by 43 different routes, carrying out 6,322 weekly passenger trips in total. The area's transport accessibility is rated as good, with residents usually located around 200 meters from the nearest stop.

On average, there are 903 daily trips across all routes, which translates to roughly 59 weekly trips per individual stop.

Health performance in Armadale is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Armadale faces significant health challenges, with various conditions affecting both younger and older age groups. Private health cover stands at approximately 50% of Armadale's total population (~7,836 people), lower than Greater Perth's 53.3%, and the national average of 55.3%. Mental health issues are the most prevalent condition, impacting 12.0% of residents, followed by arthritis at 9.9%.

A total of 57.8% of Armadale residents report no medical ailments, compared to Greater Perth's 72.1%. The area has a higher proportion of seniors aged 65 and over (19.6%, or 3,095 people), compared to Greater Perth's 12.8%. Health outcomes among seniors in Armadale generally align with the overall population's health profile.

Armadale was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Armadale's population showed higher cultural diversity than most local markets, with 13.7% speaking a language other than English at home and 30.7% born overseas. Christianity was the predominant religion in Armadale, comprising 43.5% of its population. Notably, the category 'Other' made up 1.1% of Armadale's population, compared to 3.0% across Greater Perth.

In terms of ancestry, the top three groups were English (32.2%), Australian (24.9%), and Other (9.3%). Some ethnic groups showed significant differences: Dutch was overrepresented at 2.8%, Maori at 1.5%, and New Zealand at 0.9%.

Armadale's population is slightly older than the national pattern

The median age in Armadale is 39 years, which is higher than Greater Perth's average of 37 years and close to the national average of 38 years. Compared to Greater Perth, Armadale has a notably higher proportion of people aged 65-74 (10.3% locally) and a lower proportion of those aged 35-44 (13.1%). According to post-2021 Census data, the 35-44 age group increased from 12.0% to 13.1%, while the 0-4 cohort decreased from 6.9% to 6.0%. Population forecasts for 2041 indicate significant demographic changes in Armadale, with the 75-84 age group expected to grow by 75%, reaching 1,884 people from an initial figure of 1,073.