Bayswater (Vic.)

Population growth drivers in Bayswater are slightly above average based on AreaSearch's ranking of recent, and medium term trends

Based on ABS population updates and AreaSearch validation, the population of the suburb of Bayswater (Vic.) was estimated at 13,647 as of Feb 2026. This reflects an increase of 1,385 people since the 2021 Census, which reported a population of 12,262 people. The change is inferred from AreaSearch's estimation of the resident population at 13,144 following examination of ABS's latest ERP data release in June 2024 and an additional 145 validated new addresses since the Census date. This level of population results in a density ratio of 1,697 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. Bayswater's growth of 11.3% since the 2021 census exceeded both the SA4 region (4.9%) and SA3 area, marking it as a growth leader in the region. Overseas migration contributed approximately 81.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Projecting forward, an above median population growth is expected, with the suburb projected to expand by 1,902 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 10.2% in total over the 17 years.

Recent residential development output has been above average within Bayswater when compared nationally

Bayswater has seen approximately 71 dwelling approvals annually based on AreaSearch analysis of ABS building approval numbers. Over the past five financial years, from FY-21 to FY-25, around 358 homes were approved, with an additional 20 approved so far in FY-26. The average number of people moving to the area per dwelling built over these years is approximately one.

This indicates that new supply is meeting or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average expected construction cost value of new dwellings is $429,000, which is somewhat higher than regional norms, reflecting quality-focused development. In FY-26, commercial development approvals totaling $36.2 million have been recorded, suggesting robust local business investment. Compared to Greater Melbourne, Bayswater shows elevated construction activity, with 22.0% above the regional average per person over the five-year period. This balances buyer choice while supporting current property values.

New development in Bayswater consists of 34.0% detached houses and 66.0% medium to high-density housing. This shift from the area's existing housing, which is currently 62.0% houses, indicates decreasing availability of developable sites and reflects changing lifestyles and demand for more diverse, affordable housing options. Bayswater has around 165 people per approval, indicating a developing area. According to AreaSearch's latest quarterly estimate, the area is expected to grow by 1,399 residents through to 2041. Given current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Bayswater has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified 31 projects that may affect this region. Notable projects include the 711-717 Mountain Highway Mixed Use Development, Marie Wallace Bayswater Oval Sportsfield Renewal, 58-60 Station Street Land Sale Development, and Deakin University Burwood Campus Expansion. The following details those most likely to be relevant.

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

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Employment conditions in Bayswater remain below the national average according to AreaSearch analysis

Bayswater has an educated workforce with strong manufacturing and industrial sectors. The unemployment rate was 5.3% in the past year, with estimated employment growth of 2.0%. As of December 2025, 7,084 residents were employed, with an unemployment rate of 5.3%, compared to Greater Melbourne's 4.8%.

Workforce participation was 66.9%, below Greater Melbourne's 71.3%. Home working was high at 26.7%. Key industries included health care & social assistance, construction, and manufacturing, with notable concentration in manufacturing (1.4 times the regional average). There were 1.1 workers per resident as of the Census.

Employment increased by 2.0% over a year, alongside labour force growth of 1.6%, reducing unemployment by 0.4 percentage points. National employment forecasts from May-25 project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bayswater's mix suggests local employment should increase by 6.5% over five years and 13.6% over ten years.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of latest postcode level ATO data released for financial year 2023, Bayswater had a median taxpayer income of $53,325 and an average income of $60,743. These figures are below the national averages of $57,688 and $75,164 respectively in Greater Melbourne. Based on Wage Price Index growth of 8.25% since financial year 2023, estimated median and average incomes for Bayswater as of September 2025 would be approximately $57,724 and $65,754 respectively. According to the 2021 Census, household, family, and personal incomes in Bayswater rank modestly between the 41st and 46th percentiles. Income distribution shows that 35.9% of the population (4,899 individuals) fall within the $1,500 - $2,999 income range, similar to regional levels where 32.8% occupy this range. Housing affordability pressures are severe, with only 82.1% of income remaining after housing costs, ranking at the 39th percentile. The area's SEIFA income ranking places it in the 5th decile.

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

Bayswater's dwelling structure, as per the latest Census, consisted of 61.7% houses and 38.3% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Bayswater stood at 28.2%, with the rest either mortgaged (37.2%) or rented (34.6%). The median monthly mortgage repayment was $1,820, below Melbourne metro's average of $2,000. Median weekly rent was $375, compared to Melbourne metro's $390. Nationally, Bayswater's mortgage repayments were lower than the Australian average of $1,863, while rents were comparable at $375.

Bayswater has a typical household mix, with a lower-than-average median household size

Family households account for 67.8% of all households, including 28.6% couples with children, 24.7% couples without children, and 13.2% single parent families. Non-family households make up the remaining 32.2%, consisting of 28.6% lone person households and 3.7% group households. The median household size is 2.4 people, which is smaller than the Greater Melbourne average of 2.6.

Bayswater performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes

Bayswater trail residents aged 15+ have university degrees at a rate of 30.1%, compared to Greater Melbourne's 37.0%. This difference suggests potential for educational development. Bachelor degrees are the most common (20.0%), followed by postgraduate qualifications (7.6%) and graduate diplomas (2.5%). Vocational credentials are also prevalent, with 33.1% of residents holding such qualifications – advanced diplomas at 11.6% and certificates at 21.5%.

Educational participation is high, with 26.3% currently enrolled in formal education, including 8.6% in primary, 6.1% in secondary, and 4.7% in tertiary education.

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

Bayswater has 67 active public transport stops, all of which are bus stops. These stops are served by 14 different routes that collectively facilitate 3,339 weekly passenger trips. The accessibility of these transport services is considered good, with residents typically residing just 248 meters from the nearest stop. As a predominantly residential area, most commuting in Bayswater is outward-bound. Cars remain the primary mode of transportation for residents, used by 88% of them, while only 7% use trains. On average, there are 1.3 vehicles per dwelling in the area.

According to the 2021 Census, a significant proportion, 26.7%, of Bayswater residents work from home, which may be partly due to COVID-19 conditions. The service frequency across all routes averages 477 trips per day, equating to approximately 49 weekly trips per stop.

Health performance in Bayswater is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Bayswater faces significant health challenges based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts.

The rate of private health cover is relatively low at approximately 51% of the total population, which consists of around 6944 people. This compares to a rate of 56.7% across Greater Melbourne. The most common medical conditions in the area are mental health issues and asthma, impacting 9.2% and 8.5% of residents respectively. Meanwhile, 67.5% of residents declare themselves as completely clear of medical ailments compared to 72.6% across Greater Melbourne. Health outcomes among the working-age population are broadly typical. The area has 18.9% of residents aged 65 and over, which consists of around 2579 people, higher than the 15.1% in Greater Melbourne. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

Bayswater 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

Bayswater has a high level of cultural diversity, with 36.4% of its population born overseas and 32.2% speaking a language other than English at home. Christianity is the main religion in Bayswater, comprising 41.9% of the population. Buddhism is notably overrepresented in Bayswater compared to Greater Melbourne, with 4.2% versus 4.2%.

The top three ancestry groups are English (23.1%), Australian (20.7%), and Other (10.5%). Some ethnic groups have notable divergences: Hungarian is overrepresented at 0.5% in Bayswater compared to the regional average of 0.3%, Sri Lankan is at 0.9% versus 0.8%, and Dutch is at 2.0% compared to the regional average of 1.2%.

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

The median age in Bayswater is close to Greater Melbourne's average of 37 years, equivalent to the Australian median of 38 years. Compared to Greater Melbourne, Bayswater has a higher percentage of residents aged 75-84 (6.9%) but fewer residents aged 5-14 (10.1%). According to the 2021 Census, the population aged 15-24 grew from 10.4% to 11.7%, while the 25-34 age group decreased from 16.4% to 15.0%. By 2041, Bayswater's age composition is expected to change significantly. The 45-54 age group is projected to grow by 27% (437 people), reaching 2,089 from 1,651. Meanwhile, both the 0-4 and 5-14 age groups are expected to decrease in number.