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 Bibra Lake statistical area (Lv2), and new addresses validated by AreaSearch since the Census, the population of Bibra Lake is estimated at around 6,265 as of Nov 2025. This reflects an increase of 373 people (6.3%) since the 2021 Census, which reported a population of 5,892 people. The change is inferred from the resident population of 6,190 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 80 validated new addresses since the Census date. This level of population equates to a density ratio of 491 persons per square kilometer. Population growth for the area was primarily driven by overseas migration, contributing 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 for Bibra Lake (SA2), with the area expected to increase by 1,441 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 26.7% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Bibra Lake had approximately 8 dwelling approvals per year over the past five financial years. This totals around 40 homes. In FY26, there have been 57 approvals so far. On average, each dwelling built between FY21 and FY25 attracted 14.1 new residents annually.

Commercial approvals this year amount to $24.7 million, indicating balanced commercial development activity. Compared to Greater Perth, Bibra Lake has significantly lower construction rates (86.0% below the regional average per person). Recent development in the area consists solely of detached houses, maintaining its low-density character and appealing to families seeking space. The estimated population growth by 2041 is 1,671 residents, potentially outpacing current housing supply if trends continue.

Future projections show Bibra Lake adding 1,671 residents by 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Bibra Lake has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 29 projects that may affect this region. Notable initiatives include Glen Iris Local Shopping Centre (Glen Iris Estate), Beeliar Reserve & Community Centre Redevelopment (scheduled for completion in August 2023), and the Beeliar Reserve & Community Centre Redevelopment project, which started on 1st June 2022.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

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

Bibra Lake has a skilled workforce with well-represented essential services sectors. The unemployment rate was 5.0% as of September 2024, with an estimated employment growth of 3.6% in the past year, according to AreaSearch's aggregation of statistical area data.

As of September 2025, there are 3,637 residents employed, with an unemployment rate of 6.0%, which is 1.0% higher than Greater Perth's rate of 4.0%. Workforce participation in Bibra Lake is similar to Greater Perth's at 65.2%. The dominant employment sectors among residents include health care & social assistance, education & training, and retail trade. Education & training has a particularly high employment share of 1.2 times the regional level, while accommodation & food employs only 4.8% of local workers, below Greater Perth's 6.8%.

There are 1.9 workers for every resident in Bibra Lake, indicating it functions as an employment hub attracting workers from surrounding areas. Between September 2024 and September 2025, employment increased by 3.6%, while the labour force grew by 4.4%, resulting in a rise in unemployment of 0.8 percentage points. In comparison, Greater Perth recorded employment growth of 2.9% during this period. State-level data from 25-Nov-25 shows WA employment contracted by 0.27%, with the state unemployment rate at 4.6%, compared to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that Bibra Lake's employment should increase by 6.2% over five years and 13.2% over ten years, based on a simple weighting extrapolation of industry-specific projections applied to Bibra Lake's employment mix.

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

The suburb of Bibra Lake has a median taxpayer income of $56,174 and an average income of $69,108 based on the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. This is slightly above the national average, contrasting with Greater Perth's median income of $60,748 and average income of $80,248. By September 2025, current estimates project Bibra Lake's median income to be approximately $61,578 and average income around $75,756, factoring in a 9.62% growth since financial year 2023 as per the Wage Price Index. Census data indicates that incomes in Bibra Lake cluster around the 52nd percentile nationally for households, families, and individuals. The income distribution shows that the $1,500 - $2,999 bracket is dominant with 32.3% of residents (2,023 people), similar to the metropolitan region where this cohort also represents 32.0%. After accounting for housing costs, residents retain 87.0% of their income, reflecting strong purchasing power. 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

The dwelling structure in Bibra Lake, as per the latest Census, consisted of 85.1% houses and 14.9% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Perth metro's 81.2% houses and 18.8% other dwellings. Home ownership in Bibra Lake stood at 42.3%, with the rest being mortgaged (42.8%) or rented (15.0%). The median monthly mortgage repayment was $1,800, below Perth metro's average of $1,950. The median weekly rent was $400, compared to Perth metro's $370. Nationally, Bibra Lake's mortgage repayments were lower than the Australian average of $1,863, while rents exceeded the national figure of $375.

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

Family households account for 74.5% of all households, including 32.5% couples with children, 29.8% couples without children, and 11.3% single parent families. Non-family households constitute the remaining 25.5%, with lone person households at 23.1% and group households comprising 2.4%. The median household size is 2.5 people, which is smaller 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

University qualification levels in Bibra Lake are at 26.7%, slightly below the Australian average of 30.4%. Bachelor degrees are the most common, with 18.6% of residents holding them. Postgraduate qualifications and graduate diplomas follow, at 5.3% and 2.8% respectively.

Vocational credentials are prominent, with 37.6% of residents aged 15+ having them. Advanced diplomas account for 11.7%, while certificates make up 25.9%. Educational participation is high, with 27.2% of residents currently enrolled in formal education. This includes 8.4% in primary, 7.6% in secondary, and 5.5% in tertiary education.

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

Public transport analysis shows 55 active stops operating in Bibra Lake, serving a mix of bus routes. These stops are covered by three individual routes, offering a total of 624 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 165 meters from the nearest stop.

Service frequency averages 89 trips per day across all routes, equating to approximately 11 weekly trips per stop.

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

Bibra Lake faces significant health challenges, with common health conditions prevalent across both younger and older age cohorts. Approximately 55% of its total population (~3,423 people) have private health cover, compared to 57.9% across Greater Perth.

The most common medical conditions in the area are arthritis and mental health issues, affecting 9.3 and 8.9% of residents respectively. Sixty-six point nine percent of residents declare themselves completely clear of medical ailments, compared to 72.9% across Greater Perth. As of 2016, 22.1% of Bibra Lake's residents are aged 65 and over (1,384 people), which is higher than the 14.8% in Greater Perth. This aligns broadly with the general population's health profile.

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

Bibra Lake had a higher cultural diversity than most local markets, with 15.1% of its population speaking a language other than English at home and 31.4% born overseas. Christianity was the predominant religion in Bibra Lake, comprising 51.6% of its population. However, Judaism was overrepresented compared to Greater Perth, making up 0.1% of Bibra Lake's population.

The top three ancestry groups were English (29.3%), Australian (24.0%), and Other (8.6%). Notably, South African, Welsh, and Croatian ethnicities had higher representation in Bibra Lake than regionally: South African at 1.1%, Welsh at 0.8%, and Croatian at 1.2%.

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

Bibra Lake's median age stands at 44, surpassing Greater Perth's figure of 37 and significantly exceeding the national norm of 38. The 55-64 age group constitutes 14.0%, higher than Greater Perth, while the 25-34 cohort is less prevalent at 10.8%. Post-2021 Census, the 75 to 84 age group has increased from 6.7% to 7.3%. Conversely, the 15 to 24 cohort has decreased from 12.0% to 10.9%. By 2041, demographic modeling projects significant shifts in Bibra Lake's age profile. The 75 to 84 group is projected to grow by 95%, reaching 890 from 457. Those aged 65 and above are expected to comprise 61% of the projected growth. Meanwhile, the 0 to 4 cohort grows by a modest 5%, adding 15 people.