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

As of Nov 2025, Bibra Lake's population is estimated at around 6469, reflecting a 9.8% increase since the 2021 Census which reported a population of 5892. This growth is inferred from AreaSearch's estimation of 6397 residents following examination of ABS's latest ERP data release in June 2024 and additional validation of 80 new addresses since the Census date. This results in a density ratio of 507 persons per square kilometer, offering significant space per person and potential room for further development. Bibra Lake's growth rate exceeded the national average of 8.9%, marking it as a growth leader in the region. Overseas migration contributed approximately 65% of overall population gains during recent periods. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year.

For areas not covered by this data and to estimate growth post-2032, AreaSearch utilises ABS's latest Greater Capital Region projections released in 2023 based on 2022 data. By 2041, Bibra Lake is projected to increase by 1440 persons, reflecting a gain of 22.7% over the 17 years.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Bibra Lake has experienced around 11 dwellings receiving development approval each year over the past five financial years, totalling an estimated 57 homes. As of FY-26, 60 approvals have been recorded. On average, 9.9 people moved to the area per dwelling built between FY-21 and FY-25, indicating demand significantly exceeds new supply. New dwellings are developed at an average cost of $353,000, reflecting more affordable housing options compared to regional norms.

This financial year has seen $35.6 million in commercial approvals, demonstrating high levels of local commercial activity. Compared to Greater Perth, Bibra Lake records markedly lower building activity, which is 81.0% below the regional average per person. This constrained new construction usually reinforces demand and pricing for existing properties, though development activity has picked up in recent periods. New development consists of 30.0% detached houses and 70.0% townhouses or apartments, indicating a shift from the area's existing housing composition of 85.0% houses. With around 320 people per dwelling approval, Bibra Lake shows a developing market. Population forecasts indicate Bibra Lake will gain 1,466 residents through to 2041. Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

Population forecasts indicate Bibra Lake will gain 1,466 residents through to 2041 (from the latest AreaSearch quarterly estimate). Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

Bibra Lake has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Infrastructure changes significantly influence an area's performance. AreaSearch identified 29 projects likely impacting the region. Notable initiatives include Glen Iris Local Shopping Centre (Glen Iris Estate), Beeliar Reserve & Community Centre Redevelopment, initiated in August 2018 and expected completion by June 2020. Another key project is the Beeliar Reserve & Community Centre Redevelopment, started in July 2019 with an anticipated finish in December 2021. The below list details projects most relevant to the area's development.

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

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Employment conditions in Bibra Lake remain below the national average according to AreaSearch analysis

Bibra Lake has a skilled labor force with prominent representation in essential services sectors. The unemployment rate was 4.8% as of June 2025, with an estimated employment growth of 4.5% over the previous year.

This is based on AreaSearch's aggregation of statistical area data. As of June 2025, there were 3691 residents employed, and the unemployment rate was 1.0% higher than Greater Perth's rate of 3.9%. The workforce participation rate was similar to Greater Perth's 65.2%. Dominant employment sectors among Bibra Lake residents include health care & social assistance, education & training, and retail trade.

Notably, education & training has an employment share that is 1.2 times the regional level. Conversely, accommodation & food employs only 4.8% of local workers, lower than Greater Perth's 6.8%. The area functions as an employment hub with a ratio of 1.9 workers per resident, indicating it hosts more jobs than residents and attracts workers from surrounding areas. Between June 2024 and June 2025, employment levels increased by 4.5%, while the labor force grew by 5.9%, leading to an unemployment rate increase of 1.2 percentage points. In comparison, Greater Perth recorded employment growth of 3.7% and a slight rise in unemployment of 0.1 percentage points during the same period. For future insights into potential demand within Bibra Lake, Jobs and Skills Australia's national employment forecasts from Sep-22 can be considered. These projections estimate that national employment will expand by 6.6% over five years and 13.7% over ten years. However, growth rates vary significantly between industry sectors. Applying these industry-specific projections to Bibra Lake's employment mix suggests local employment should increase by approximately 6.2% over five years and 13.2% over ten years.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

Bibra Lake had a median taxpayer income of $56,105 and an average income of $69,059 in financial year 2022, according to postcode level ATO data aggregated by AreaSearch. These figures were higher than the national averages for median ($53,789) and average ($74,668) incomes during the same period. In contrast, Greater Perth had a median income of $58,380 and an average income of $78,020 in financial year 2022. Based on Wage Price Index growth of 14.2% between financial year 2022 and September 2025, estimated median and average incomes for Bibra Lake would be approximately $64,072 and $78,865 respectively by the latter date. Census data shows that household, family, and personal incomes in Bibra Lake fall around the 52nd percentile nationally. The income distribution reveals that the $1,500 - 2,999 bracket is dominant, with 32.3% of residents (2,089 people) falling within this range, which is similar to the metropolitan region where this cohort also represents 32.0%. After housing costs, Bibra Lake residents retain 87.0% of their income, indicating 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

Dwelling structure in Bibra Lake, as evaluated at the latest Census held on 28 August 2016, comprised 85.1% houses and 14.9% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Perth metro's 81.2% houses and 18.8% other dwellings. Home ownership in Bibra Lake stood at 42.3%, with the remaining dwellings either mortgaged (42.8%) or rented (15.0%). The median monthly mortgage repayment in the area was $1,800, lower than Perth metro's average of $1,950 and the national average of $1,863. The median weekly rent figure was recorded at $400, higher than Perth metro's $370 but below 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, consisting of 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% of the total. 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 stand at 26.7%, slightly below Australia's average of 30.4%. Bachelor degrees are the most common at 18.6%, followed by postgraduate qualifications (5.3%) and graduate diplomas (2.8%). Vocational credentials are prominent, with 37.6% of residents aged 15+ holding them - advanced diplomas (11.7%) and certificates (25.9%).

Educational participation is high at 27.2%, including 8.4% in primary education, 7.6% in secondary education, and 5.5% pursuing tertiary education. Bibra Lake's three schools have a combined enrollment of 1,091 students. The area has above-average socio-educational conditions (ICSEA: 1089) and serves as an educational center for the broader region, with school capacity exceeding typical residential needs (16.9 places per 100 residents vs 11.4 regionally). It includes two primary schools and one K-12 school.

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

Bibra Lake has 55 active public transport stops operating within its boundaries. These stops serve a mix of bus routes, with three individual routes in total providing 622 weekly passenger trips combined. The accessibility to these services is rated excellent, with residents typically located just 165 meters from the nearest stop.

On average, service frequency across all routes stands at 88 trips per day, which equates to approximately 11 weekly trips per individual 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 somewhat prevalent across both younger and older age cohorts.

The rate of private health cover is very high, approximately 55% of the total population (~3,533 people). The most common medical conditions in the area are arthritis and mental health issues, impacting 9.3 and 8.9% of residents respectively. However, 66.9% of residents declared 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 (1,429 people), which is higher than the 14.8% in Greater Perth. This aligns broadly with the general population's health profile.

Bibra Lake 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

Bibra Lake, surveyed in July-September 2016, had higher linguistic diversity than most local markets, with 15.1% of its residents speaking a language other than English at home. Of Bibra Lake's population, 31.4%, born overseas, contributed to this cultural richness. Christianity was the predominant religion in Bibra Lake, accounting for 51.6% of the population, as per the 2016 Census data.

However, Judaism, comprising 0.1% of Bibra Lake's population, showed a slight overrepresentation compared to Greater Perth's 0.1%. In terms of ancestry, the top three groups were English (29.3%), Australian (24.0%), and Other (8.6%). Notably, South African (1.1%) and Welsh (0.8%) ethnicities were more prevalent in Bibra Lake compared to regional averages of 1.1% and 0.6%, respectively. Conversely, Croatian ethnicity was underrepresented at 1.2% versus Greater Perth's 2.3%.

Bibra Lake hosts an older demographic, ranking in the top quartile nationwide

Bibra Lake has a median age of 44, which exceeds Greater Perth's figure of 37 and the national norm of 38. The 55-64 age group makes up 14.0% of Bibra Lake's population, higher than Greater Perth's percentage, while the 25-34 cohort is less prevalent at 10.8%. According to the 2021 Census, the 75 to 84 age group has increased from 6.7% to 7.3% of Bibra Lake's population. Conversely, the 15 to 24 cohort has decreased from 12.0% to 10.9%. Demographic modeling indicates that by 2041, Bibra Lake's age profile will change significantly. The 75 to 84 group is projected to grow by 88%, reaching 888 people from the current 472. This growth will be led by those aged 65 and above, who are expected to comprise 67% of the total population increase. Meanwhile, the 5 to 14 age cohort is projected to decrease by 3 people.