Broadwater (WA)

Broadwater has seen population growth performance typically on par with national averages when looking at short and medium term trends

As of February 2026, the estimated population of the suburb of Broadwater (WA) is around 4,573. This reflects an increase of 304 people since the 2021 Census, which reported a population of 4,269 people. The increase was inferred from AreaSearch's estimate of the resident population at 4,477 following examination of the latest ERP data release by the ABS in June 2024 and an additional 45 validated new addresses since the Census date. This level of population equates to a density ratio of 750 persons per square kilometer. Over the past decade, Broadwater has demonstrated resilient growth patterns with a compound annual growth rate of 2.4%, outpacing the SA4 region. Population growth for the area was primarily driven by interstate migration that contributed approximately 83.0% 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 the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Moving forward with demographic trends, an above median population growth of locations outside capital cities is projected. The suburb of Broadwater is expected to increase by 612 persons to 2041, reflecting a total increase of 15.5% over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Broadwater averaged around 17 new dwelling approvals per year over the past 5 financial years, totalling an estimated 85 homes. As of FY-26, 10 approvals have been recorded. This averages to approximately 5 people moving to the area for each dwelling built between FY-21 and FY-25, indicating supply lagging demand, which typically leads to heightened buyer competition and pricing pressures. The average construction cost value of new homes is $423,000, suggesting developers are focusing on the premium market with high-end developments.

In FY-26, there have been $133,000 in commercial approvals, indicating minimal commercial development activity. Compared to Rest of WA, Broadwater has significantly less development activity, which is 71.0% below the regional average per person, potentially reinforcing demand and pricing for existing properties. Recent development has been entirely comprised of detached houses, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. Notably, developers are constructing more detached housing than the existing pattern implies (78.0% at Census), reflecting persistent strong demand for family homes amid densification trends.

The estimated count of 774 people in the area per dwelling approval reflects its quiet, low activity development environment. Looking ahead, Broadwater is expected to grow by 709 residents through to 2041 (from the latest AreaSearch quarterly estimate). Construction maintains a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified two projects that could impact this region. Notable projects include Busselton Water Supply Improvement, Vasse Estate, Broadwater Bayside Estate, and Halcyon Vasse. The following list details those likely to have the most relevance.

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Employment conditions in Broadwater demonstrate exceptional strength compared to most Australian markets

Broadwater has a skilled workforce with prominent tourism and hospitality sectors. Its unemployment rate was 1.8% in the past year, with an estimated employment growth of 6.7%. As of September 2025, 2,224 residents are employed, with an unemployment rate of 1.5%, lower than Rest of WA's 3.3%.

Workforce participation is lower at 57.9% compared to Rest of WA's 67.2%. Only 7.7% of residents work from home. Dominant employment sectors include accommodation & food, health care & social assistance, and retail trade. Accommodation & food has a notable concentration with levels at 1.9 times the regional average, while agriculture, forestry & fishing shows lower representation at 3.1%.

The area offers limited local employment opportunities. Over a 12-month period ending September 2025, employment increased by 6.7% and labour force by 6.3%, reducing unemployment by 0.3 percentage points. National employment forecasts from May-25 project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Broadwater's employment mix suggests local employment should increase by 6.0% over five years and 12.7% over ten years.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

AreaSearch's latest postcode level ATO data for financial year 2023 shows that in Broadwater, median income is $43,356 and average income is $57,259. In comparison, Rest of WA has a median income of $59,973 and an average income of $74,392. Based on Wage Price Index growth of 9.62% since financial year 2023, estimated incomes as of September 2025 would be approximately $47,527 (median) and $62,767 (average). The 2021 Census data indicates that household, family, and personal incomes in Broadwater fall between the 15th and 16th percentiles nationally. Income distribution shows that 28.0% of individuals earn between $800 - $1,499, differing from metropolitan regions where the $1,500 - $2,999 category is predominant at 31.1%. Housing affordability pressures are severe in Broadwater, with only 81.0% of income remaining, ranking at the 13th percentile nationally.

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

The dwelling structure in Broadwater, as per the latest Census, consisted of 77.5% houses and 22.4% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro WA had 88.5% houses and 11.6% other dwellings. Home ownership in Broadwater stood at 39.7%, with mortgaged dwellings at 35.9% and rented ones at 24.4%. The median monthly mortgage repayment was $1,733, higher than Non-Metro WA's average of $1,560. The median weekly rent figure in Broadwater was $370, compared to Non-Metro WA's $265. Nationally, Broadwater's mortgage repayments were lower than the Australian average of $1,863, while rents were less than the national figure of $375.

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

Family households account for 69.9% of all households, including 23.1% couples with children, 37.1% couples without children, and 9.3% single parent families. Non-family households constitute the remaining 30.1%, with lone person households at 27.7% and group households comprising 2.3% of the total. The median household size is 2.3 people, which is smaller than the Rest of WA average of 2.5.

The educational profile of Broadwater exceeds national averages, with above-average qualification levels and academic performance metrics

The area's university qualification rate is 17.2%, significantly lower than Australia's average of 30.4%. Bachelor degrees are the most common at 12.8%, followed by postgraduate qualifications (2.5%) and graduate diplomas (1.9%). Vocational credentials are prevalent, with 40.3% of residents aged 15+ holding such qualifications - advanced diplomas at 10.6% and certificates at 29.7%. A total of 22.5% of the population is actively engaged in formal education, including 8.6% in primary, 7.3% in secondary, and 1.8% in tertiary education.

A substantial 22.5% of the population actively pursues formal education. This includes 8.6% in primary education, 7.3% in secondary education, and 1.8% pursuing tertiary education.

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

Broadwater has 49 active public transport stops, all serving buses. These are covered by two routes, offering a total of 112 weekly passenger trips. Transport accessibility is good, with residents usually 217 meters from the nearest stop. Most residents commute outwards, primarily by car (91%). Average vehicle ownership per dwelling is 1.4, below the regional average. In 2021 Census data, 7.7% of residents worked from home, possibly due to COVID-19 conditions.

Service frequency averages 16 trips daily across all routes, equating to roughly two weekly trips per stop.

Health performance in Broadwater is lower than average with common health conditions somewhat prevalent across the board, though to a slightly higher degree among older age cohorts

Broadwater faces significant health challenges based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are high, with common health conditions prevalent across all age cohorts but more so among older ones. Private health cover is relatively low at approximately 50% of the total population (~2,283 people), compared to 56.4% in Rest of WA and a national average of 55.7%.

The most common medical conditions are arthritis (11.8%) and mental health issues (8.4%). However, 58.5% of residents declare themselves completely clear of medical ailments, lower than the 69.3% in Rest of WA. Health outcomes among the working-age population are typical. The area has a higher proportion of seniors aged 65 and over at 34.0% (1,554 people), compared to 19.2% in Rest of WA. Health outcomes among seniors present some challenges but rank lower nationally than the broader population.

Broadwater ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Broadwater's cultural diversity was found to be below average, with 76.8% of its population born in Australia, 89.0% being citizens, and 94.4% speaking English only at home. Christianity was the main religion in Broadwater, comprising 50.4% of people, compared to 44.6% across Rest of WA. The top three ancestry groups were English (35.9%), Australian (30.2%), and Scottish (8.1%).

Notably, Welsh (0.7%) was overrepresented in Broadwater compared to the regional average of 0.6%, as were Dutch (1.7% vs 1.5%) and New Zealanders (0.9% vs 0.9%).

Broadwater ranks among the oldest 10% of areas nationwide

Broadwater's median age is 52, surpassing Rest of WA's figure of 40 and Australia's national average of 38 years. Compared to Rest of WA, Broadwater has a notably higher percentage of people aged 85+ (7.3%) and a lower percentage of those aged 25-34 (9.4%). The concentration of the 85+ cohort is significantly higher than the national figure of 2.2%. Since 2021, the population aged 35 to 44 has increased from 10.7% to 12.8%, while the 15 to 24 age group has risen from 7.3% to 9.2%. Conversely, the 85+ cohort has decreased from 9.2% to 7.3%. By 2041, demographic projections indicate significant shifts in Broadwater's age structure. The 25 to 34 age group is expected to grow by 187 people (44%), from 429 to 617. Meanwhile, population declines are projected for the 75 to 84 and 15 to 24 age cohorts.