Bayswater (Vic.)

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

As of May 2026, the population of the suburb of Bayswater (Vic.) is estimated at around 13,387 people. This reflects an increase of 1,125 individuals since the 2021 Census, which reported a population of 12,262 people. The latest estimate of 13,371 residents was derived from AreaSearch's examination of the June 2025 ABS ERP data release and an additional 161 validated new addresses since the Census date. This results in a population density ratio of 1,665 persons per square kilometer, exceeding the average across national locations assessed by AreaSearch. Bayswater's growth rate of 9.2% since the 2021 census surpassed that of its SA3 area (3.1%) and SA4 region, positioning it as a growth leader in the region. Overseas migration contributed approximately 81.0% of overall population gains during recent periods.

AreaSearch employs ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, it utilises the VIC State Government's Regional/LGA projections from 2023, adjusted using 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. Based on aggregated SA2-level projections, the suburb is expected to expand by 1,789 persons to 2041, reflecting a total gain of 13.2% over the 16-year period.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Bayswater has experienced around 71 dwellings receiving development approval each year. Approximately 358 homes have been approved over the past five financial years, between FY-21 and FY-25, with an additional 27 so far in FY-26. On average, 0.7 people per year have moved to the area for each dwelling built during this period.

This pace indicates that new supply is keeping up with or exceeding demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts. The average construction cost value of new dwellings is $429,000, which is somewhat higher than regional norms, reflecting quality-focused development. In FY-26, $36.2 million in commercial development approvals have been recorded, suggesting robust local business investment. Compared to Greater Melbourne, Bayswater records elevated construction levels, measuring at 21.0% 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 and high-density housing. This trend towards denser development provides accessible entry options, appealing to downsizers, investors, and entry-level buyers. This represents a notable shift from the area's existing housing composition, currently at 62.0% houses. It indicates decreasing availability of developable sites and reflects changing lifestyles and the need for more diverse, affordable housing options. With approximately 164 people per approval, Bayswater reflects a developing area. Looking ahead, Bayswater is expected to grow by 1,773 residents through to 2041, according to the latest AreaSearch quarterly estimate. Present construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

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

Thirty projects have been identified by AreaSearch as likely to impact the area, with key projects including 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.

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 representation in manufacturing and industrial sectors. The unemployment rate was 5.3% as of the past year's AreaSearch data aggregation. Employment growth over this period was estimated at 2.0%.

As of December 2025, 7,141 residents were employed, with an unemployment rate of 5.8%, slightly higher than Greater Melbourne's 4.8%. Workforce participation in Bayswater was lower at 66.4% compared to Greater Melbourne's 69.9%. Home workership was high at 26.7%, potentially influenced by Covid-19 lockdowns. Key industries of employment were health care & social assistance, construction, and manufacturing, with notable concentration in manufacturing at 1.4 times the regional average.

Conversely, professional & technical services showed lower representation at 7.8%. The worker-to-resident ratio was 1.1, indicating Bayswater functions as an employment hub attracting workers from surrounding areas. Over a 12-month period ending recently, employment increased by 2.0% and labour force grew by 1.6%, reducing the unemployment rate by 0.4 percentage points. In comparison, Greater Melbourne recorded employment growth of 2.4%, labour force growth of 2.8%, with unemployment rising by 0.3 percentage points. According to Jobs and Skills Australia's national employment forecasts from May-25, national employment is projected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Bayswater's employment mix suggests local employment should increase by 6.5% over five years and 13.6% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income levels sit below national averages according to AreaSearch assessment

According to AreaSearch's aggregation of 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 since financial year 2023, estimated median and average incomes as of March 2026 would be approximately $58,455 and $66,586 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 (4,805 individuals) fall within the $1,500 - $2,999 income range, similar to regional levels at 32.8%. Housing affordability pressures are severe, with only 82.1% of income remaining, 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

Dwelling structure in Bayswater, as per the latest Census, consisted of 61.7% houses and 38.3% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Melbourne metro's 67.9% houses and 32.1% other dwellings. Home ownership in Bayswater was at 28.2%, with the rest being 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 constitute the remaining 32.2%, with lone person households at 28.6% and group households comprising 3.7%. 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

Educational qualifications in Bayswater Trail show that 30.1% of residents aged 15 and above hold university degrees, compared to Greater Melbourne's 37.0%. This difference suggests potential for educational development and skill enhancement. Bachelor degrees are the most common at 20.0%, followed by postgraduate qualifications (7.6%) and graduate diplomas (2.5%). Vocational credentials are also prominent, with 33.1% of residents aged 15 and above holding them – advanced diplomas account for 11.6% and certificates for 21.5%.

Educational participation is high, with 26.3% of residents currently enrolled in formal education. This includes 8.6% in primary education, 6.1% in secondary education, and 4.7% pursuing 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 together facilitate 3,339 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically located 248 meters from the nearest stop. Most residents commute outward due to Bayswater being primarily residential. Cars remain the dominant mode of transport at 88%, while trains are used by 7% of residents. On average, there are 1.3 vehicles per dwelling.

According to the 2021 Census, a high proportion of residents, 26.7%, work from home, which may be 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 according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are high, with common health conditions prevalent across both younger and older age cohorts.

Private health cover is relatively low at approximately 51% of the total population (~6,812 people), compared to 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. Conversely, 67.5% of residents declared themselves 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 18.2% of residents aged 65 and over (2,436 people), higher than the 15.0% 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's cultural diversity is notable, with 36.4% of its population born overseas and 32.2% speaking a language other than English at home. Christianity is the predominant religion in Bayswater, accounting for 41.9% of the population. Buddhism, however, is more prevalent 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 show significant differences: Hungarian at 0.5% (versus regional 0.3%), Sri Lankan at 0.9% (versus 0.8%), and Dutch at 2.0% (versus 1.2%) are notably overrepresented in Bayswater.

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

The median age in Bayswater is 38 years, close to Greater Melbourne's average of 37 and equivalent to Australia's median of 38. Compared to Greater Melbourne, Bayswater has a higher percentage of residents aged 75-84 (6.6%) but fewer residents aged 15-24 (11.5%). Between the 2016 Census and the 2021 Census, the proportion of residents aged 15 to 24 increased from 10.4% to 11.5%, while the proportion of residents aged 25 to 34 decreased from 16.4% to 15.4%. By 2041, Bayswater's age composition is expected to change significantly. The 45 to 54 age group is projected to grow by 30%, reaching 2,094 people from 1,606. Meanwhile, both the 0 to 4 and 35 to 44 age groups are expected to decrease in number.