Bedfordale

Population growth drivers in Bedfordale are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates, the estimated population for Bedfordale as of November 2025 is around 3,270 people. This reflects an increase of 232 individuals since the 2021 Census, which reported a population of 3,038 people. The change was inferred from AreaSearch's estimate of the resident population at 3,251 following examination of the latest ERP data release by the ABS in June 2024, along with an additional 8 validated new addresses since the Census date. This level of population equates to a density ratio of 60 persons per square kilometer. Bedfordale's growth rate of 7.6% since the census positions it within 1.3 percentage points of the national average (8.9%). Population growth for the suburb was primarily driven by interstate migration, contributing approximately 54.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 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 latest Greater Capital Region projections (released in 2023, based on 2022 data). Future population trends indicate a slight increase below the median of national areas. The suburb is expected to expand by 410 persons to reach an estimated total population of 3,680 by 2041, reflecting a gain of 11.7% over the 17-year period.

Residential development activity is lower than average in Bedfordale according to AreaSearch's national comparison of local real estate markets

Bedfordale averaged approximately 10 new dwelling approvals per year. Between FY-21 and FY-25, around 54 homes were approved, with one more in FY-26. Each new dwelling attracted an average of 3.4 new residents annually over these years.

This demand significantly exceeded supply, typically leading to price growth and increased buyer competition. New properties were constructed at an average cost of $324,000, below the regional average, suggesting more affordable housing options. In FY-26, $3.1 million in commercial approvals have been registered, indicating the area's residential character. Compared to Greater Perth, Bedfordale had 69.0% less development activity per person as of recent data. This scarcity usually strengthens demand and prices for existing properties.

Recent building activity comprised entirely detached houses, maintaining the area's low density character with a focus on family homes. The estimated population per dwelling approval was 431 people. According to AreaSearch's latest quarterly estimate, Bedfordale is projected to grow by 383 residents by 2041. Based on current development patterns, new housing supply should meet demand, offering good conditions for buyers and potentially facilitating further population growth beyond current projections.

Bedfordale has moderate levels of nearby infrastructure activity, ranking in the 49thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 26 projects likely to impact the area. Notable projects include Forrestdale Business Park, Anstey Grove Estate Forrestdale, Morgan Park Redevelopment, and Champion Drive Precinct. The following list details those most relevant.

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

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Bedfordale ranks among the top 25% of areas assessed nationally for overall employment performance

Bedfordale has a skilled workforce with notable representation in the construction sector. Its unemployment rate is 2.4%, with an estimated employment growth of 3.1% over the past year.

As of June 2025, 1,893 residents are employed, and the unemployment rate is 1.5% lower than Greater Perth's rate of 3.9%. Workforce participation stands at 68.5%, compared to Greater Perth's 65.2%. Leading industries include construction, health care & social assistance, and manufacturing. Bedfordale has a strong specialization in construction, with an employment share 1.5 times the regional level.

However, health care & social assistance is under-represented at 10.9% compared to Greater Perth's 14.8%. The ratio of 0.8 workers per resident indicates ample local employment opportunities. Between June 2024 and June 2025, employment levels increased by 3.1%, while the labour force grew by 3.0%, reducing the unemployment rate by 0.1 percentage points. In contrast, Greater Perth saw employment growth of 3.7% and labour force growth of 3.8%, with a slight rise in unemployment to 4%. National employment forecasts from Jobs and Skills Australia (Sep-22) project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Bedfordale's employment mix suggests local employment should increase by 5.8% over five years and 12.5% over ten years, assuming constant population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year ending June 2022 shows Bedfordale's median income at $57,520 and average income at $67,492. This contrasts with Greater Perth's median income of $58,380 and average income of $78,020 in the same period. Based on a 14.2% growth in wages since June 2022, estimated incomes for September 2025 would be approximately $65,688 (median) and $77,076 (average). Census data reveals Bedfordale's household incomes rank at the 94th percentile with $2,722 weekly. Income brackets indicate that 27.5% of locals fall into the $4000+ category, differing from broader area patterns where $1,500 - $2,999 dominates with 32.0%. The substantial proportion of high earners (46.3% above $3,000/week) indicates strong economic capacity in Bedfordale. After housing costs, residents retain 86.9% of income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 8th decile.

Bedfordale is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Bedfordale's dwellings, as per the latest Census, were 99.6% houses and 0.4% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Perth metro's 90.0% houses and 10.0% other dwellings. Home ownership in Bedfordale stood at 37.1%, with mortgaged dwellings at 59.7% and rented ones at 3.2%. The median monthly mortgage repayment was $2,492, exceeding the Perth metro average of $1,750. The median weekly rent in Bedfordale was $370, compared to Perth metro's $305. Nationally, Bedfordale's mortgage repayments were higher than the Australian average of $1,863, while rents were lower than the national figure of $375.

Bedfordale features high concentrations of family households, with a higher-than-average median household size

Family households account for 90.5% of all households, including 46.7% couples with children, 36.8% couples without children, and 5.7% single parent families. Non-family households constitute the remaining 9.5%, with lone person households at 9.1% and group households comprising 0.3%. The median household size is 3.1 people, which is larger than the Greater Perth average of 2.8.

Educational attainment in Bedfordale aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's university qualification rate stands at 18.8%, significantly lower than Australia's average of 30.4%. Bachelor degrees are the most prevalent (13.2%), followed by postgraduate qualifications (3.2%) and graduate diplomas (2.4%). Vocational credentials are common, with 43.1% of residents aged 15+ holding such qualifications, including advanced diplomas (12.0%) and certificates (31.1%). Educational participation is high at 28.5%, comprising primary education (10.3%), secondary education (9.2%), and tertiary education (3.5%).

The area has two schools serving 926 students: Southern Hills Christian College and Armadale Primary School. It exhibits typical Australian school conditions with balanced educational opportunities, indicated by an ICSEA score of 1016. The area serves as an educational center for the broader region due to its excess school capacity (28.3 places per 100 residents vs regional average of 20.1).

No public transport data available for this catchment area.

The level of general health in Bedfordale is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Bedfordale shows better-than-average health outcomes for both younger and older age groups, with low prevalence of common conditions.

Approximately 54% (~1765 people) have private health cover, higher than the average. The most prevalent medical issues are arthritis (8.2%) and asthma (7.5%), while 70.9% report no medical ailments, slightly lower than Greater Perth's 72.1%. Bedfordale has a larger senior population at 16.3% (~533 people), compared to Greater Perth's 12.8%. Despite this, health outcomes among seniors are strong and align with the general population's profile.

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

Bedfordale's population, as of a certain date, showed higher-than-average cultural diversity: 6.0% spoke languages other than English at home, and 29.7% were born overseas. Christianity was the predominant religion, with 51.5%. Notably, Judaism, at 0.1%, was overrepresented compared to Greater Perth's 0.0%.

For ancestry, Bedfordale had higher percentages of English (37.3%), Australian (24.6%), and Scottish (7.7%) than regional averages. Other ethnic groups with notable divergences included Dutch (4.8% vs regionally 2.4%), South African (1.5% vs 1.0%), and Welsh (1.0% vs 0.6%).

Bedfordale hosts an older demographic, ranking in the top quartile nationwide

Bedfordale's median age is 41 years, notably higher than Greater Perth's average of 37 and Australia's median of 38. The 45-54 age group is over-represented in Bedfordale at 15.8%, compared to the Greater Perth average. Conversely, the 25-34 age group is under-represented at 6.5%. Post the 2021 Census, the 15-24 age group increased from 14.1% to 15.5%, while the 45-54 cohort decreased from 17.6% to 15.8%. By 2041, Bedfordale's age profile is projected to change significantly. The 75-84 age group is expected to grow by 55%, adding 99 residents to reach 279. Residents aged 65 and older are anticipated to represent 61% of the population growth. Conversely, declines are projected for the 0-4 and 5-14 cohorts.