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 November 2025, the estimated population of the Armadale (WA) statistical area (Lv2) is around 16,422, reflecting a 22.4% increase since the 2021 Census which reported a population of 13,415. This growth is inferred from AreaSearch's estimate of 15,110 residents in June 2024 and an additional 50 validated new addresses since the Census date. The population density is approximately 1,983 persons per square kilometer, exceeding the national average assessed by AreaSearch. Armadale (WA) has shown significant growth compared to both the national average of 9.7% and state averages, marking it as a growth leader in the region. Interstate migration contributed around 56% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors. AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in June 2024 with a base year of 2022.

For areas not covered by this data and to estimate growth post-2032, AreaSearch utilises growth rates by age cohort provided by the ABS in its Greater Capital Region projections released in November 2023 based on 2022 data. By 2041, a significant population increase is forecast for the Armadale (WA) (SA2), with an expected rise of 4,948 persons, reflecting a total gain of 27.4% over the 17 years.

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

Armadale has averaged around 85 dwelling approvals per year based on AreaSearch analysis of ABS data. Between FY-21 and FY-25, approximately 429 homes were approved, with a further 106 approved in FY-26 to date. This results in an average of 7.4 people moving to the area for each dwelling built over these years.

The supply is lagging demand, leading to heightened buyer competition and pricing pressures. New properties are constructed at an average expected cost of $361,000, slightly above the regional average. Commercial approvals this financial year total $16.0 million, indicating balanced commercial development activity.

Compared to Greater Perth, Armadale has roughly half the rate of new dwelling approvals per person but ranks among the 82nd percentile nationally for building activity, which has accelerated in recent years. New developments consist predominantly of standalone homes (99.0%), preserving the area's suburban nature and attracting space-seeking buyers. Despite this, developers are building more traditional houses than the current mix suggests, indicating strong demand for family homes. The location has approximately 124 people per dwelling approval, suggesting an expanding market. By 2041, Armadale is projected to grow by 4,496 residents according to AreaSearch's latest quarterly estimate. 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 47thth percentile nationally

The performance of an area can be significantly influenced by changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 16 projects that are likely to impact the area. 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 projects that are 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.

Employment conditions in Armadale face significant challenges, ranking among the bottom 10% of areas assessed nationally

Armadale has a diverse workforce with both white and blue collar jobs, prominent manufacturing and industrial sectors, an unemployment rate of 15.1%, and an estimated employment growth of 2.9% in the past year, as per AreaSearch's statistical area data aggregation. As of September 2025, there are 6,321 employed residents, with an unemployment rate at 11.2%, above Greater Perth's 4.0%.

Workforce participation is lower at 49.1% compared to Greater Perth's 65.2%. Dominant employment sectors include health care & social assistance, retail trade, and construction. The area has a notable concentration in transport, postal & warehousing, with employment levels at 1.6 times the regional average. However, professional & technical services employ only 3.7% of local workers, below Greater Perth's 8.2%.

Many residents commute elsewhere for work based on Census working population data. Over the 12 months to September 2025, employment increased by 2.9%, while labour force grew by 2.3%, reducing unemployment by 0.5 percentage points. In contrast, Greater Perth saw employment rise by 2.9% and a marginal increase in unemployment. State-level data from 25-Nov shows WA employment contracted by 0.27%, with an unemployment rate of 4.6%. National employment forecasts suggest growth of 6.6% over five years and 12.9% over ten years for Armadale, though these projections are simple extrapolations based on industry-specific growth rates.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year 2023 indicates Armadale's median income among taxpayers is $48,107. The average income in the suburb is $56,454. Nationally, this is lower than average. In Greater Perth, the median income is $60,748 with an average of $80,248. Based on Wage Price Index growth of 9.62% since financial year 2023, current estimates for Armadale's median and average incomes are approximately $52,735 and $61,885 respectively as of September 2025. Census 2021 income data shows household, family and personal incomes in Armadale fall between the 4th and 7th percentiles nationally. The $400 - 799 income bracket dominates with 30.0% of residents, totaling 4,926 people. This differs from surrounding regions where the $1,500 - 2,999 bracket dominates with 32.0%. Housing affordability pressures are severe in Armadale, 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). In comparison, Perth metro had 90.0% houses and 10.0% other dwellings. Home ownership in Armadale was higher at 25.2%, with the rest being mortgaged (32.2%) or rented (42.7%). The median monthly mortgage repayment was $1,300, lower than Perth metro's average of $1,750. The median weekly rent in Armadale was recorded at $270, compared to Perth metro's $305. Nationally, Armadale's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially 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 account for 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 make up the remaining 41.9%, with lone person households at 37.5% and group households comprising 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 the Australian average of 30.4%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 7.8%, followed by postgraduate qualifications (1.9%) and graduate diplomas (1.1%). Vocational credentials are prevalent, with 41.2% of residents aged 15+ holding them, including advanced diplomas (8.9%) and certificates (32.3%).

Educational participation is high, with 28.7% of residents currently enrolled in formal education. This includes 10.5% in primary, 7.9% in secondary, and 2.9% in tertiary education.

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

The transport analysis indicates there are 114 active transport stops in Armadale. These comprise a mix of train and bus services. There are 33 individual routes operating, collectively providing 5,486 weekly passenger trips.

The accessibility of transport is rated as good, with residents typically located 200 meters from the nearest stop. Service frequency averages 783 trips per day across all routes, which equates to approximately 48 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 residents. Approximately 50% (~8,148 people) have private health cover, lower than Greater Perth's 54.4% and the national average of 55.7%. Mental health issues (12.0%) and arthritis (9.9%) are the most prevalent conditions.

Conversely, 57.8% report no medical ailments, compared to 72.1% in Greater Perth. The area has a higher proportion of seniors aged 65 and over at 19.6% (3,218 people), compared to Greater Perth's 12.8%. Health outcomes among seniors largely align with the general population's profile.

The level of cultural diversity witnessed in Armadale was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Armadale's population showed higher linguistic diversity than most local areas, with 13.7% speaking a language other than English at home. Born overseas, 30.7% of Armadale residents were recorded. Christianity was the predominant religion, practiced by 43.5%.

The 'Other' religious category had a lower representation in Armadale (1.1%) compared to Greater Perth (3.0%). In terms of ancestry, English was the largest group at 32.2%, followed by Australian at 24.9% and Other at 9.3%. Notably, Dutch ancestry was slightly overrepresented in Armadale at 2.8% compared to the regional average of 2.4%. Maori ancestry also had a higher representation in Armadale at 1.5%, compared to 1.1% regionally. New Zealand ancestry remained consistent with the regional average, at 0.9%.

Armadale's population aligns closely with national norms in age terms

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 percentage of people aged 65-74 (10.3% locally) and a lower percentage of those aged 35-44 (13.1%). According to post-2021 Census data, the 35-44 age group has increased from 12.0% to 13.1%, while the 0-4 age group has decreased from 6.9% to 6.1%. Population forecasts for 2041 indicate significant demographic changes in Armadale, with the 75-84 age group projected to grow by 69% (an increase of 767 people), reaching a total of 1,884 from the current figure of 1,116.