Armadale (WA)

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

According to evaluations of ABS population updates for the wider region alongside new addresses verified by AreaSearch since the Census, the suburb of Armadale (WA) has an estimated population of approximately 16,350 as of May 2026. This represents a growth of 2,935 people (21.9%) from the 2021 Census, which documented a population of 13,415 people. The variation is calculated from a resident population of 15,016, which was estimated by AreaSearch using the ABS ERP data release from June 2025 and 64 validated new addresses added since the Census date. This population level yields a density of 1,974 persons per square kilometer, exceeding the average recorded across national sites assessed by AreaSearch. The 21.9% expansion of the suburb of Armadale (WA) since the 2021 census was greater than the national average (9.3%) and the state average, positioning it as a regional growth leader. Population expansion in the area was chiefly fueled by interstate migration, which accounted for approximately 56.00000000000001% of overall population increases in recent times, though natural growth and overseas migration also contributed positively.

ABS and Geoscience Australia projections for each SA2 location, published in 2024 with 2022 as the baseline, are utilized by AreaSearch. For any SA2 zones lacking this coverage, and to calculate development across all places after 2032, AreaSearch employs cohort-specific growth rates by age from the ABS Greater Capital Region projections published in 2023 using 2022 data. Looking at future demographic patterns, a notable expansion is projected for the top quartile of statistical areas studied by AreaSearch, with the suburb of Armadale (WA) expected to add 3,633 persons by 2041 under aggregated SA2-level forecasts, representing a total gain of 14.1% over the 16 years.

AreaSearch assessment of residential development activity positions Armadale among the top 25% of areas assessed nationwide

Assessments of ABS building approval statistics mapped to statistical areas show that approximately 59 new residences receive approval annually, totaling 295 homes approved over the past 5 financial years (between FY-21 and FY-25) and 190 during the current FY-26. Because an average of 3.6 new residents arrived per constructed dwelling over the past 5 financial years (between FY-21 and FY-25), supply is falling well behind demand, which typically intensifies buyer competition and exerts upward pressure on prices, while new dwellings carry an average estimated construction cost of $361,000—slightly above regional averages—indicating a focus on quality. Additionally, commercial approvals have reached $16.0 million this financial year, pointing to steady business development.

Compared with Greater Perth, building approvals are significantly lower (62.0% below the regional average per person). This restricted rate of construction generally supports demand and values for existing properties, even though building volumes have quickened recently. Furthermore, all recent development has consisted of detached houses, maintaining the suburban environment with single-family properties that appeal to buyers wanting space. Newly built homes lean more toward detached dwellings than current proportions indicate (68.0% at Census), showing that demand for family residences remains strong despite rising density. The area has approximately 157 people per dwelling approval, which indicates a growing market.

Forecasts indicate that the population will grow by 2,299 residents through to 2041 based on the most recent quarterly estimate from AreaSearch. Construction continues at a moderate pace relative to this expected growth, though buyers might face increased competition as the population expands.

Armadale has moderate levels of nearby infrastructure activity, ranking in the 46thth percentile nationally

Local infrastructure updates, development projects, and planning changes have a significant influence on area performance. AreaSearch has identified 15 projects expected to affect the community, with the key developments being the Armadale Strategic Metropolitan Centre Redevelopment, Morgan Park Redevelopment, Kelmscott Senior High School Sports Hall and Arts Centre, and the West of Rail Precinct.

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

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

The local workforce displays a balanced mix of professional and industrial occupations, with manufacturing and industrial sectors having a strong presence, while the unemployment rate sits at 16.5% according to aggregated statistical area data from AreaSearch. As of March 2026, 5,353 residents are employed, which leaves the unemployment rate 12.3% higher than the Greater Perth rate of 4.2%, showing potential for labor market improvement, and participation in the workforce is lower at 51.3% compared to Greater Perth's 70.2%. Census records indicate that a low 3.6% of residents worked from home, though this may have been influenced by COVID-19 lockdowns.

Health care & social assistance, retail trade, and construction stand out as the largest employment fields for residents. The community shows a high concentration of jobs in transport, postal & warehousing, reaching 1.6 times the regional average. Conversely, professional & technical services employ only 3.7% of local workers, compared with 8.2% in Greater Perth. While there are local jobs available, the ratio of the Census working population to local residents suggests many people commute to external areas for work.

Analysis of SALM and ABS data for the year ending March 2026 shows the local labor force contracted by 2.1% while total employment fell by 4.9%, resulting in a 2.5 percentage point increase in the unemployment rate. This trend diverged from Greater Perth, where employment expanded by 2.0%, the labor force grew by 2.5%, and unemployment rose by 0.4 percentage points. National employment forecasts from May-25 by Jobs and Skills Australia provide further context on future demand. These five and ten-year projections have been applied to the local workforce profile to model future trends. While national employment is expected to grow by 6.6% over five years and 13.7% over ten years, growth rates vary across industries. Projecting these industry trends onto the local employment structure suggests employment in the area should rise by 6.0% over five years and 12.9% over ten years, though this is a simple weighted calculation that does not incorporate local population forecasts.

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

ATO records from financial year 2023 show taxpaying residents have a median income of $48,107 and an average income of $56,454. These figures sit below the national average, and compare to a median of $60,748 and average of $80,248 in Greater Perth. Factoring in Wage Price Index growth of 10.93% since financial year 2023, estimated incomes would be roughly $53,365 (median) and $62,624 (average) as of March 2026. The 2021 Census reports that household, family, and personal incomes all place between the 4th and 7th percentiles nationally. The $400 - 799 weekly income bracket is the most common, accounting for 30.0% of residents (4,905 people), unlike the broader region where the $1,500 - 2,999 bracket is largest at 32.0%. Housing affordability is highly strained, with only 79.2% of income remaining after housing costs, placing the area in the 4th percentile.

Armadale displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

According to the latest Census, houses comprised 67.5% of residential properties, while semi-detached dwellings, apartments, and other housing formats made up 32.4%, compared to 77.8% houses and 22.1% other dwellings across the Perth metro area. Home ownership stood at 25.2%, which is lower than the metropolitan average, with the remaining homes being mortgaged (32.2%) or rented (42.7%). The median monthly mortgage payment was $1,300 and the median weekly rent was $270, compared to metro averages of $1,907 and $350. Nationally, mortgage payments are lower than the Australian average of $1,863, and weekly rents are 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

Families make up 58.1% of households, consisting of couples with children at 17.8%, couples without children at 21.0%, and single parent households at 17.7%. Non-family households account for the remaining 41.9%, with single-person households at 37.5% and group living situations at 4.4%. The median household size of 2.2 residents is lower than the Greater Perth average of 2.6.

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

Educational attainment presents challenges, as the portion of residents with a university qualification (10.8%) is lower than the Australian average of 30.4%. Bachelor degrees are the most common higher education qualification at 7.8%, followed by postgraduate degrees (1.9%) and graduate diplomas (1.1%). Vocational and technical training is highly represented, with 41.2% of residents aged 15 and over holding vocational qualifications, including advanced diplomas (8.9%) and certificates (32.3%).

Engagement in learning is high, with 28.7% of residents enrolled in study. This group is distributed across primary school (10.5%), secondary school (7.9%), and higher education or vocational courses (2.9%).

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

Analysis of the local network shows 117 active transit stops, including bus and train services. These stops support 33 routes, delivering 5,486 passenger journeys weekly. Transit access is good, with residents living an average of 200 meters from a stop. Most workers travel outside the suburb for employment, with cars remaining the primary travel mode at 84% and trains at 8%. Vehicle ownership averages 1.0 per household, below the regional average. Working from home is low at 3.6% according to the 2021 Census, which may have been influenced by COVID-19 rules.

Transit services average 783 journeys daily across all routes, which equals roughly 46 weekly trips per stop. The map highlights the 100 closest transit stops relative to the center of the area.

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

Health analyses show notable health issues, with various conditions affecting both youth and elderly cohorts, while the level of private health insurance coverage is low at roughly 50% of the population (~8,112 people). This compares to 59.0% for Greater Perth and a national average of 55.7%.

Mental health conditions and arthritis are the most prevalent issues, affecting 12.0% and 9.9% of residents respectively, while 57.8% of the population reported no long-term medical conditions compared to 71.9% in Greater Perth. The working-age cohort shows elevated rates of chronic illnesses. Residents aged 65 and over make up 20.6% of the population (3,368 people), compared to 16.1% in Greater Perth. Senior health outcomes are generally consistent with national averages.

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

The community has high cultural diversity compared to most regions, with 13.7% of residents speaking a language other than English at home and 30.7% born outside Australia. Christianity is the largest religious group, representing 43.5% of residents. The most notable variance from regional patterns is in the Other category, which represents 1.1% of residents compared to 1.4% in Greater Perth.

English ancestry is claimed by 32.2% of residents, followed by Australian ancestry at 24.9% and Other ancestries at 9.3%. There are distinct differences in ethnic representations compared to metropolitan averages, with Dutch ancestry at 2.8% (compared to 1.5% regionally), Maori ancestry at 1.5% (compared to 0.9%), and New Zealand ancestry at 0.9% (compared to 0.8%).

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

The median age of 39 years is slightly older than the Greater Perth average of 37 and close to the national average of 38. The 65 - 74 age group is over-represented at 10.5% compared to the metropolitan average, while the 25 - 34 cohort is under-represented at 12.6%. Since the 2021 Census, the 35 to 44 age cohort increased from 12.0% to 13.0%, while the 25 to 34 cohort decreased from 14.0% to 12.6% and the 0 to 4 group declined from 6.9% to 5.6%. Projections for 2041 indicate significant demographic shifts, led by a 46% expansion in the 75 to 84 age group (an increase of 546 people), growing from 1,193 to 1,740. Residents aged 65 and older are expected to constitute 55% of all population growth, while declines are projected for the 35 to 44 and 5 to 14 age cohorts.