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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Bedfordale has an estimated 3,441 residents, up from 3,038 at the 2021 Census — a change of 403 people, or 13.3%. Growth has averaged 2.2% a year over five years, faster than 80% of areas nationally. Interstate and internal migration accounts for 54.0% of that increase. Density is about 63 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to AreaSearch evaluations combining ABS demographic releases across the broader region with post-Census validated address counts, the suburb of Bedfordale reaches an estimated population of approximately 3,441 as of Aug 2026. This represents an addition of 403 residents (13.3%) compared to the 2021 Census tally of 3,038 individuals. Such momentum builds upon an ERP-derived baseline of 3,426 calculated from the ABS June 2025 update alongside 10 validated new addresses added following the Census. The suburb of Bedfordale maintains a population density of 63 persons per square kilometer, preserving considerable space for residents.
Surpassing the Australian benchmark of 9.5%, the suburb of Bedfordale expanded by 13.3% from the 2021 census, establishing itself among the leading growth locations across the broader territory. Inward interstate movement served as the principal demographic catalyst, generating roughly 54.0% of recent population additions, with natural increase and overseas arrivals also contributing positively. Long-term forecasting by AreaSearch adopts the 2024 ABS and Geoscience Australia release using 2022 as its baseline for each SA2. Across areas without specific coverage and for projections extending past 2032, models incorporate age-cohort trajectories published in the 2023 Greater Capital Region dataset (benchmarked to 2022). Looking ahead, the suburb of Bedfordale is projected to outperform the national median growth rate for statistical areas, expanding by 405 persons to 2041 under consolidated SA2 figures, which amounts to an overall increase of 11.3% over the 16 years.
Frequently Asked Questions - Population
47 new dwellings have been approved in Bedfordale over the past five years, an average of 9 a year. That places the area in the 52nd percentile for residential development activity nationally, about 3 approvals per 1,000 residents a year. Approvals are currently running at an annualised 10, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Examining ABS building authorization records allocated from wider statistical boundaries, AreaSearch observes that Bedfordale averages roughly 9 residential building consents annually, tallying an estimated 47 approved dwellings across the preceding 5 financial years (between FY-21 and FY-25), with 10 recorded during FY-25 to date. An average intake of 13.7 new residents per year arrived for every home constructed across the preceding 5 financial years (between FY-21 and FY-25), creating a dynamic where demand substantially outpaces fresh supply and supports upward pricing pressures alongside competitive buyer behavior. Newly approved homes carry an average construction value of $530,000, running slightly above broader regional standards and underscoring a commitment to premium construction.
In contrast, non-residential building approvals stand at $521,000 this financial year, pointing to subdued commercial building activity. Relative to Greater Perth, residential construction in Bedfordale remains subdued, tracking 85.0% below the regional per-capita baseline. While this constrained addition of new stock tends to underpin pricing and buyer interest across established dwellings, building figures have shown upward momentum in recent periods. Approval rates also trail national benchmarks, which reflects established market conditions and potential planning constraints. Furthermore, all recent residential consents have been for standalone houses, safeguarding the low-density neighborhood character while providing family-oriented homes tailored for buyers desiring larger blocks. A metric of 339 local residents per residential approval further illustrates this calm, restrained building landscape. Demographic projections indicate an expansion of 390 residents across Bedfordale to 2041 based on the most recent AreaSearch quarterly update. The current pace of dwelling construction appears well-matched to anticipated requirements, supporting an orderly real estate environment without severe price volatility.
Frequently Asked Questions - Development
Development applications around Bedfordale
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Bedfordale, worth an estimated $936 million. A further 44 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $14.6 billion. 13 are already under construction and 8 are due for completion within three years. The pipeline spans residential development, sports & recreation and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local capital works, major developments, and strategic urban planning play a critical role in shaping regional progress. AreaSearch has tracked 26 key infrastructure initiatives with potential local relevance, highlighting developments such as Forrestdale Business Park, Anstey Grove Estate Forrestdale, Morgan Park Redevelopment, and Champion Drive Precinct among the most significant projects.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Forrestdale Business Park
Forrestdale Business Park is a 367-hectare industrial and commercial precinct divided into East (190ha) and West (178ha) estates. The West portion, under DevelopmentWA authority, is being fast-tracked with the final stages of the Crossroads Industrial Estate released. Significant 2026 milestones include the completion of the 38 million dollar InterGrain R&D facility. The precinct serves as a major employment hub for Perth southeast corridor, hosting tenants like Hitachi, Western Power, and 7-Eleven.
Anstey Grove Estate Forrestdale
Boutique residential land estate in Forrestdale adjacent to the 245ha Forrestdale Lake Class A Nature Reserve. The development features a future multi-use district sporting ground for AFL, soccer, cricket and rugby, along with parks, playgrounds, landscaped footpaths and a wildflower trail. Both Stage 1 and Stage 2 are now sold out. Yolk Property Group is recognised as a global leader in community sustainability initiatives and has won multiple industry awards.
Armadale Strategic Metropolitan Centre Redevelopment
A major urban transformation centered on the METRONET Armadale Line upgrade, featuring an elevated rail line and newly rebuilt Armadale Station which reopened for passenger services in October 2025. Construction is underway on the $14.8 million Central Park project (Karlup Journey Place), creating a vibrant civic heart under the elevated tracks with nature play, water play, and public spaces. The precinct redevelopment supports a projected population of 150,000 by 2046 with integrated mixed-use commercial and residential opportunities.
Morgan Park Redevelopment
City of Armadale redevelopment of the 6.67 hectare Morgan Park precinct including a new multi-use sports pavilion, public toilets, expanded car parking, upgraded playspace, relocated sports lighting, reconfigured football and athletics facilities, exercise nodes and improved pedestrian connections. Site works are underway following design completion and contractor appointment, with staged construction continuing through 2026.
Armadale Courthouse and Police Complex
A $88.5 million state-of-the-art courthouse and police complex officially opened in November 2023. The 14,000 square metre facility combines services previously delivered from three separate locations and can accommodate approximately 350 police officers. It features five courtrooms, pre-trial conference rooms, and separate secure facilities for victims of crime.
Armadale Hospital Emergency Department Upgrade
Ongoing works to expand and upgrade the Emergency Department at Armadale Health Service, serving Perth's south-eastern corridor. Works include a waiting room expansion and reconfiguration of treatment areas to improve patient flow, capacity, and care for the rapidly growing Armadale catchment. The hospital is part of the East Metropolitan Health Service and sees more than 60,000 ED presentations annually.
Champion Drive Precinct
A 53-hectare residential precinct providing around 700 new homes with sustainable designs, mixed-density housing, community facilities, and integrated green spaces. Located on the corner of Champion Drive and Lake Road near Champion Lakes sporting facilities, designed to create a sustainable residential community with affordable housing options in an established area.
South Metropolitan TAFE Armadale Campus
$39 million multi-storey TAFE campus in Armadale town centre opened in August 2024, featuring cutting-edge facilities for community services, early childhood education, IT, and business training. Includes state-of-the-art simulated childcare facility, specialist training areas, and Jobs and Skills Centre. The purpose-built campus replaces and consolidates previous SM TAFE sites in Armadale, doubling training capacity with classrooms and computer labs for business and general education.
1,915 residents of Bedfordale are employed, from a labour force of 1,963. Unemployment sits at 2.4%, with participation at 70.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 3,801, about 110% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Bedfordale features a capable local workforce distinguished by a prominent construction presence, a low jobless rate of 2.4%, and annual job growth estimated at 2.2% through AreaSearch statistical area datasets. In March 2026, 1,915 local residents were employed, while joblessness sat 1.7% under the Greater Perth benchmark of 4.2%, accompanied by labor participation rates closely tracking the Greater Perth figure of 69.9%. Census records indicate that only 10.8% of employed persons worked from home, a figure influenced by Covid-19 restrictions at the time of collection. Resident employment centers predominantly on construction, health care & social assistance, and manufacturing.
Construction exhibits notable local concentration, capturing a workforce proportion 1.5 times the wider regional benchmark. Conversely, health care & social assistance accounts for a smaller share locally at 10.9% compared to 14.8% regionally. A measure of 0.8 jobs per resident at the Census points to local employment availability that exceeds standard levels. Reviewing combined ABS and SALM metrics from surrounding areas, the 12-month period demonstrated a 2.2% rise in employment alongside a 2.3% expansion of the labor pool, holding unemployment virtually unchanged. Over the identical timeframe, Greater Perth saw employment climb 2.0% and labor force participation grow 2.5%, which pushed unemployment higher by 0.4 percentage points. Forward-looking perspectives from Jobs and Skills Australia as of Mar-26 provide further visibility into anticipated labor requirements for Bedfordale. Applying these national five-year (6.6%) and ten-year (13.7%) industry growth projections against the local occupational distribution indicates employment gains of 5.8% over five years and 12.5% over ten years for Bedfordale (note that this represents a baseline weighting model for context and excludes local demographic adjustments).
Frequently Asked Questions - Employment
Median household income in Bedfordale is $2,722 a week (about $142,000 a year), with median personal income at $967 a week. ATO records put median taxable income at $57,520 a year against an average of $67,492. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation statistics for financial year 2023 at the postcode level show that median taxpayer earnings in Bedfordale stood at $57,520, while average earnings reached $67,492. These figures align closely with countrywide levels, while trailing Greater Perth benchmarks of $60,748 (median) and $80,248 (average). Adjusting for a 10.93% rise in the Wage Price Index since financial year 2023, updated estimates reach roughly $63,807 for median income and $74,869 for average income as of March 2026. Census findings place local household earnings in the 94th percentile ($2,722 weekly). An analysis of individual income bands indicates that 27.5% of residents (946 individuals) earn $4000+ per week, contrasting with the wider metropolitan region where the $1,500 - 2,999 bracket leads at 32.0%.
Local economic standing is underscored by 46.3% of households generating weekly incomes exceeding $3,000, which reinforces strong household consumption. Residents retain 86.9% of their income after meeting accommodation obligations, demonstrating substantial discretionary capacity, while SEIFA metrics position the community in the 8th decile for income.
Frequently Asked Questions - Income
Bedfordale had 950 occupied dwellings at the 2021 Census, 100% detached houses and 0% apartments. 60% are owned with a mortgage, 3% rented and 37% owned outright. At that Census the median rent was $370 a week and the median mortgage repayment $2,492 a month, a total housing cost higher than 83% of areas nationally. Rent absorbs 13.6% of household income here and mortgage repayments 21.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census assessments show that standalone separate houses account for 99.6% of housing stock in Bedfordale, with remaining formats (semi-detached dwellings, units, and alternative structures) comprising 0.4%, contrasting with Perth metro proportions of 77.8% separate houses and 22.1% alternative dwellings. Outright home ownership stands considerably higher than metropolitan norms at 37.1%, while mortgaged properties make up 59.7% and rental accommodations represent 3.2%. Monthly mortgage payments reflect a median of $2,492, whereas weekly rental commitments average $370, compared to Perth metro medians of $1,907 and $350. Relative to Australia-wide figures, mortgage costs in Bedfordale sit well above the $1,863 national level, while rents track below the broader Australian median of $375.
Frequently Asked Questions - Housing
Bedfordale counted 950 households at the 2021 Census, an estimated 1,076 today, averaging 3.1 people each. 47% are couples with children, more than in 91% of areas nationally, against 37% couples without children. 9% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the vast majority of local living arrangements at 90.5%, consisting of couples with children (46.7%), couples without children (36.8%), and single parent families (5.7%). Non-family living situations make up 9.5% of households, comprising single-person residences (9.1%) alongside group households (0.3%). The local median household occupancy of 3.1 people exceeds the Greater Perth baseline of 2.6.
Frequently Asked Questions - Households
18.8% of adults in Bedfordale hold a university qualification, including 13.2% with a bachelor degree and 3.2% with postgraduate qualifications. A further 31.1% hold a vocational qualification. 2 schools serve the area, with 926 enrolment places and an average ICSEA of 1,016 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment in the area reveals lower rates of higher education, with 18.8% of the population holding a university qualification relative to the 30.4% national standard. Among tertiary degree holders, bachelor degrees represent 13.2%, postgraduate credentials account for 3.2%, and graduate diplomas total 2.4%. Meanwhile, technical and vocational training is widely held, with 43.1% of residents aged 15+ possessing vocational awards, comprising certificates (31.1%) and advanced diplomas (12.0%). Study enrollment remains healthy across the community, with 28.5% of residents actively participating in educational courses. This cohort is distributed across primary schooling (10.3%), secondary education (9.2%), and tertiary studies (3.5%).
Frequently Asked Questions - Education
Schools Detail
Getting around Bedfordale means driving: households keep an average of 2.6 vehicles, and no scheduled public transport appears in the current timetable feeds. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Frequently Asked Questions - Transport
Transport Stops Detail
70.9% of residents in Bedfordale report no long-term health condition. 3.9% need daily assistance with core activities, and 54.0% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Community wellness metrics evaluated by AreaSearch indicate positive health conditions across Bedfordale, supported by favorable mortality indicators and minimal prevalence of chronic illnesses across both younger and older demographics. Private health insurance coverage is solid, encompassing approximately 54% of the population (~1,858 people), in comparison to 59.0% recorded across Greater Perth. Arthritis (8.2%) and asthma (7.5%) represent the most prevalent diagnosed conditions among residents, though 70.9% of the local population reported no chronic health diagnoses, closely matching the Greater Perth benchmark of 71.9%. Working-age health profiles align with standard regional norms.
Older residents aged 65 and over comprise 16.7% of the community (574 people) and demonstrate robust health indicators consistent with broader national benchmarks.
Frequently Asked Questions - Health
29.7% of Bedfordale residents were born overseas and 6.0% speak a language other than English at home. The largest reported ancestries are English (37.3%) and Australian (24.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural measures across Bedfordale show solid diversity, with 29.7% of the community born abroad and 6.0% speaking a non-English language in their households. Christianity is the predominant religious faith, representing 51.5% of residents. In relative terms, Judaism displays a noticeable demographic presence, accounting for 0.1% of the local population against 0.3% across Greater Perth. Regarding ancestral backgrounds based on parental birthplaces, English ancestry leads locally at 37.3% (exceeding the regional level of 28.0%), followed by Australian at 24.6% and Scottish at 7.7%. Specific cultural lineages also show distinct concentrations, including Dutch heritage at 4.8% (compared to 1.5% regionally), South Australian ancestry at 1.5% (against 1.0%), and Welsh background at 1.0% (relative to 0.7%).
Frequently Asked Questions - Diversity
The median resident of Bedfordale is 41. That is 1 year younger than at the 2021 Census. 23.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Bedfordale presents the profile of an established, mature family neighborhood. AreaSearch August 2026 demographic calculations show that mature adults and early retirees (45 - 64) represent 28.6% of residents compared to 22.6% across Greater Perth, whereas younger adults (25 - 44) account for 20.4% versus 30.9% across the metropolitan area. The median age is estimated at 41 years, down from 42 at the 2021 Census and remaining 4 years older than the Greater Perth figure of 37 recorded during the 2021 Census. Middle-aged and early retiree segments have adjusted downward from 32.7% at the Census to 28.6% currently.
Looking forward to 2041, the senior and retiree age group (65+) will undergo the largest expansion, adding 260 residents (45%) to reach 835, whereas young to middle-aged cohorts are expected to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Bedfordale
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jun 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 10 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (3,038 at the 2021 Census → 3,441 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL50092). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.