Bibra Lake

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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, the population of the suburb of Bibra Lake is estimated at around 6,503 as of May 2026. This reflects an increase of 611 people (10.4%) since the 2021 Census, which reported a population of 5,892 people. The change is inferred from the resident population of 6,358, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and an additional 82 validated new addresses since the Census date. This level of population equates to a density ratio of 510 persons per square kilometer, providing significant space per person and potential room for further development. The 10.4% growth of the suburb of Bibra Lake since the 2021 census exceeded the national average (9.3%), marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 65.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and to estimate growth across all areas in the years post-2032, AreaSearch is utilising the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Anticipating future population dynamics, an above median population growth of statistical areas across the nation is projected, with the suburb of Bibra Lake expected to increase by 1,268 persons to 2041 based on aggregated SA2-level projections, reflecting recording a gain of 17.3% in total over the 16 years.

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

According to AreaSearch evaluations of ABS building approval figures allocated from regional data, approximately 7 properties obtain development consent each year in the locality, with roughly 36 dwellings authorized over the last 5 financial years (between FY-21 and FY-25) and 83 during FY-26 so far. Because there are roughly 8.7 additional residents per annum for each constructed dwelling throughout the last 5 financial years (between FY-21 and FY-25), demand outstrips new construction, which commonly leads to rising values and heightens buyer competition, while new properties are built with a mean projected cost of $336,000. In addition, commercial approvals have reached $24.7 million during this financial year, showing a moderate volume of non-residential building activity.

In comparison to the broader Greater Perth area, building volumes in the locality are notably depressed, running 87.0% below the metropolitan per-capita average. This restricted rate of new supply generally sustains demand and prices for existing stock, even though building volumes have recently increased. This pace is also below the nationwide average, demonstrating a mature housing market and suggesting potential constraints on construction. Newly approved projects consist of 75.0% standalone houses and 25.0% townhouses or apartments, which preserves the traditional low-density residential feel favored by families seeking larger allotments. The ratio of 666 residents for each building approval underlines this quiet, low-scale construction climate.

Demographic projections indicate the locality will add 1,123 inhabitants by 2041, looking at the most recent quarterly estimates from AreaSearch. If building activity remains at its current pace, housing supply may fail to match population growth, potentially heightening competition among buyers and supporting property values.

Bibra Lake has moderate levels of nearby infrastructure activity, ranking in the 48thth percentile nationally

Local infrastructure projects, major planning decisions, and new developments are key drivers of regional performance. AreaSearch has identified a total of 13 projects that are expected to influence the locality. Notable developments include the Glen Iris Local Shopping Centre (Glen Iris Estate), Glen Iris Estate, Atop Estate - Beeliar, and the New Women and Babies Hospital, with the principal details of these schemes outlined below.

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Bibra Lake has seen below average employment performance when compared to national benchmarks

The locality is characterized by a skilled labor force with strong representation in core services, alongside an unemployment rate of 4.8% based on compiled regional data from AreaSearch. As of March 2026, 3,417 local inhabitants are employed, which places the jobless rate 0.7% higher than the Greater Perth rate of 4.2%, while labor force participation is slightly suppressed at 67.4% compared to 70.2% across Greater Perth. Census responses indicate a modest 8.1% of working residents performed their duties from home, though this figure may be influenced by pandemic lockdown measures.

The primary employment fields for working residents are health care & social assistance, education & training, and retail trade. The district exhibits a specific concentration in education & training, showing a concentration 1.2 times the metropolitan average. Conversely, accommodation & food services accounts for only 4.8% of the local workforce, which is lower than the Greater Perth average of 6.8%. Because there are 1.9 jobs located here for every working resident as of the Census, the locality serves as a employment hub, containing more positions than working residents and drawing commuters from neighboring suburbs.

According to AreaSearch analysis of SALM and ABS data aggregated from the surrounding region, the local labor force contracted by 1.8% over the 12 months ending March 2026, while employment fell by 1.9%, leading to a 0.1 percentage point rise in unemployment. In contrast, Greater Perth experienced a 2.0% expansion in employment and a 2.5% increase in the labor force, with its unemployment rate rising by 0.4 percentage points. Future demand trends in the locality may be clarified by the national occupational forecasts published by Jobs and Skills Australia in May-25. These five-year and ten-year projections have been applied to the local workforce structure to model future growth paths. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary widely by sector. Applying these industry projections to the local employment profile suggests local job numbers could rise by 6.2% over five years and 13.2% over ten years, though this is a basic weighted projection that does not account for localized population changes.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

The median taxpayer income in the locality stands at $56,174, with an average taxpayer income of $69,108, according to the latest postcode-level ATO data compiled by AreaSearch for financial year 2023. This is just above the national average, contrasting with Greater Perth's median income of $60,748 and average income of $80,248. Based on Wage Price Index growth of 10.93% since financial year 2023, current estimates would be approximately $62,314 (median) and $76,662 (average) as of March 2026. Census data reveals household, family and personal incomes in Bibra Lake cluster around the 52nd percentile nationally. Looking at income distribution, the $1,500 - 2,999 bracket dominates with 32.3% of residents (2,100 people), aligning with the metropolitan region where this cohort likewise represents 32.0%. After housing costs, residents retain 87.0% of income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 6th decile.

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

According to the most recent Census, the local housing mix consisted of 85.1% standalone homes and 14.9% other property types like townhouses or apartments, compared to 77.8% houses and 22.1% alternative dwellings across metropolitan Perth. Home ownership levels were significantly higher than the metropolitan average at 42.3%, while mortgaged properties accounted for 42.8% and rented dwellings made up 15.0%. The median monthly mortgage payment was below the metropolitan benchmark at $1,800, whereas the median weekly rent stood at $400, compared to Perth's figures of $1,907 and $350. Nationally, local mortgage commitments are lower than the Australian median of $1,863, while weekly rents exceed the national median of $375.

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

Families make up the vast majority of local households at 74.5%, which includes 32.5% couples with children, 29.8% couples without children, and 11.3% single parent arrangements. Non-family households represent the remaining 25.5%, consisting of single-person households at 23.1% and group living situations at 2.4%. The median household occupancy of 2.5 persons is slightly lower than the Greater Perth average of 2.6.

Bibra Lake shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

The proportion of residents holding university degrees is 26.7%, which is slightly lower than the national average of 30.4%, though this small difference indicates reasonable academic qualification levels. Bachelor degrees are the most common higher qualification at 18.6%, followed by postgraduate degrees at 5.3% and graduate diplomas at 2.8%. Vocational and technical qualifications are highly prevalent, with 37.6% of residents aged 15+ holding trade credentials, consisting of advanced diplomas at 11.7% and certificates at 25.9%.

A high proportion of the population is engaged in study, with 27.2% of local residents enrolled in an educational program. This student body comprises 8.4% in primary schools, 7.6% in high schools, and 5.5% attending higher education institutions.

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

An analysis of public transport reveals 55 active transit stops within the locality, consisting of bus services. These stops are connected to 3 separate routes, which together provide 624 passenger trips per week. Transit access is rated as excellent, with typical resident dwellings positioned 165 meters from the nearest stop. Because this is a residential district, most workers commute out of the suburb, with private cars remaining the primary travel mode at 83%, followed by trains at 9%. Households own an average of 1.6 vehicles. A relatively low 8.1% of residents worked from home according to the 2021 Census, which may be reflective of pandemic-era restrictions.

Services run at a frequency of 89 trips per day across the network, which averages out to approximately 11 weekly departures for each individual stop.

Bibra Lake's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts

Local health statistics are generally positive, with mortality rates and medical condition prevalence matching national benchmarks according to AreaSearch evaluations. While the incidence of common medical conditions is low in the broader community, it rises above the national average among older, vulnerable cohorts, and private health insurance coverage is high at approximately 55% of the population (~3,553 people). This compares to 59.0% coverage across Greater Perth.

Arthritis and mental health conditions are the most prevalent diagnoses locally, affecting 9.3 and 8.9% of the population, while 66.9% of residents reported having no long-term medical conditions, compared to 71.9% across Greater Perth. Health outcomes for working-age residents are typical. The population contains 23.1% of residents aged 65 and over (1,502 people), which is higher than the Greater Perth average of 16.1%, though this demographic profile ranks lower on a national scale than the overall population.

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

The local population displays a higher degree of cultural diversity than most suburban areas, with 15.1% of residents speaking a language other than English in their homes and 31.4% born overseas. Christianity represents the primary religious affiliation, claimed by 51.6% of the population. The most pronounced religious overrepresentation is among those practicing Judaism, who account for 0.1% of the community compared to 0.3% across Greater Perth.

Regarding ethnic background and parental country of birth, the three largest ancestry groups are English at 29.3%, Australian at 24.0%, and Other at 8.6%. There are also specific differences in ethnic representation compared to the wider region: South Australian heritage represents 1.1% of the local population (compared to 1.0% regionally), Welsh heritage stands at 0.8% (compared to 0.7%), and Croatian heritage is at 1.2% (compared to 0.8%).

Bibra Lake hosts a notably older demographic compared to the national average

With a median age of 44, the suburb of Bibra Lake is notably older than the Greater Perth average of 37 and is substantially older than the national median of 38. The 55 - 64 age bracket is well represented at 13.7% compared to Greater Perth, while the 25 - 34 cohort is less common at 10.9%. Since the 2021 Census, the proportion of residents aged 75 to 84 has risen from 6.7% to 7.8%. Conversely, the 15 to 24 cohort has decreased from 12.0% to 10.9%, and the 45 to 54 cohort has declined from 14.2% to 13.1%. Future demographic modeling suggests the age profile of the suburb of Bibra Lake will change significantly by 2041. The 75 to 84 cohort is projected to expand by 68% (342 people), increasing from 507 to 850 residents. This aging trend is prominent, with individuals aged 65+ accounting for 69% of the projected population increase, while the 35 to 44 and 5 to 14 brackets are projected to shrink.