Bullsbrook

Bullsbrook lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Bullsbrook's population is estimated at around 7630 as of Feb 2026. This reflects an increase of 2025 people (36.1%) since the 2021 Census, which reported a population of 5605 people. The change was inferred from the resident population of 6653 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 775 validated new addresses since the Census date. This level of population equates to a density ratio of 30 persons per square kilometer, providing ample space per person. Bullsbrook's growth of 36.1% since the 2021 census exceeded both national average (9.9%) and state levels, marking it as a growth leader in the region. Population growth was primarily driven by interstate migration contributing approximately 63.0% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors.

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, AreaSearch utilises growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections released in 2023 based on 2022 data. Future population trends indicate a significant increase in the top quartile of statistical areas analysed by AreaSearch, with the suburb expected to grow by 1780 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 10.5% in total over the 17 years.

The level of residential development activity in Bullsbrook was found to be higher than 90% of real estate markets across the country

AreaSearch analysis of ABS building approval numbers indicates Bullsbrook averaged around 119 new dwelling approvals annually over the past five financial years, totalling an estimated 596 homes. So far in FY2026113 approvals have been recorded. On average, 1.8 new residents arrived per year for each new home between FY2021 and FY2025, suggesting balanced supply and demand. New properties are constructed at an average value of $368,000.

This financial year has seen $20.7 million in commercial development approvals, indicating balanced commercial activity. Compared to Greater Perth, Bullsbrook shows 52.0% higher construction activity per person, offering buyers greater choice and reflecting robust developer interest. Recent development has been entirely detached houses, maintaining the area's traditional low density character with a focus on family homes. As of around 46 people per approval, Bullsbrook reflects a developing area. By 2041, AreaSearch estimates Bullsbrook will grow by 803 residents.

At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Bullsbrook has emerging levels of nearby infrastructure activity, ranking in the 39thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 25 projects likely affecting the region. Notable initiatives include Yarrimbah Heights Estate, The Village at Bullsbrook, Kingsford Village Shopping Centre (Bullsbrook Town Centre), and Kingsford Town Centre. Relevant projects are detailed below.

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

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The labour market in Bullsbrook shows considerable strength compared to most other Australian regions

Bullsbrook's workforce is balanced across white and blue collar jobs. The construction sector is prominent with an unemployment rate of 3.1%. Over the past year, employment grew by 2.9%.

As of September 2025, 3,917 residents are employed, with an unemployment rate of 0.9% below Greater Perth's rate of 4.0%, and a workforce participation rate of 76.0%. Home-based work is low at 9.5%. Key industries include construction, mining, and health care & social assistance. Bullsbrook has strong specialization in agriculture, forestry & fishing (6.4 times the regional level).

However, health care & social assistance is under-represented (9.0% vs Greater Perth's 14.8%). Many residents commute elsewhere for work. Between September 2024 and September 2025, employment increased by 2.9%, labour force by 2.6%, reducing the unemployment rate by 0.3 percentage points. In contrast, Greater Perth had employment growth of 2.9% and a marginal rise in unemployment. National employment forecasts from May-25 project national growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Bullsbrook's mix suggests local employment could increase by 5.4% over five years and 11.8% over ten years, though this is a simple extrapolation for illustrative purposes only.

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

AreaSearch released postcode level ATO data for financial year 2023 on June 15, 2023. Bullsbrook's median income among taxpayers was $59,089, with an average of $76,256. Nationally, this is high, compared to Greater Perth's median of $60,748 and average of $80,248. As of September 2025, estimated incomes are approximately $64,773 (median) and $83,592 (average), based on Wage Price Index growth of 9.62%. Census data shows household, family and personal incomes in Bullsbrook cluster around the 60th percentile nationally. The $1,500 - 2,999 earnings band captures 37.3% of Bullsbrook's community (2,845 individuals), similar to the broader area where this cohort represents 32.0%. High housing costs consume 16.4% of income, leaving disposable income at the 59th percentile. The area's SEIFA income ranking places it in the 5th decile.

Bullsbrook is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

In Bullsbrook, as per the latest Census, 99.7% of dwellings were houses, with the remaining 0.4% consisting of semi-detached homes, apartments, and other types. This is distinct from Perth metro's composition of 77.8% houses and 22.1% other dwellings. Home ownership in Bullsbrook stood at 26.9%, with mortgaged properties making up 57.3% and rented dwellings accounting for 15.7%. The median monthly mortgage repayment in the area was $1,950, higher than Perth metro's average of $1,907. The median weekly rent in Bullsbrook was recorded at $350, aligning with Perth metro's figure but lower than the national average of $375. Nationally, Bullsbrook's mortgage repayments were higher than the Australian average of $1,863.

Bullsbrook features high concentrations of family households, with a higher-than-average median household size

Family households constitute 80.7% of all households, including 36.9% couples with children, 30.7% couples without children, and 12.0% single parent families. Non-family households account for 19.3%, with lone person households at 16.8% and group households comprising 2.5%. The median household size is 2.8 people, larger than the Greater Perth average of 2.6.

Bullsbrook faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 13.1%, significantly lower than Australia's average of 30.4%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most prevalent at 10.1%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.4%). Trade and technical skills are prominent, with 44.8% of residents aged 15 and above holding vocational credentials - advanced diplomas (9.3%) and certificates (35.5%).

Educational participation is high, with 28.6% of residents currently enrolled in formal education. This includes 11.4% in primary education, 8.9% in secondary education, and 2.6% pursuing tertiary education.

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

Bullsbrook has 25 active public transport stops, all of which are bus stops. These stops are served by three different routes that together facilitate 150 weekly passenger trips. Transport access in Bullsbrook is limited, with residents generally located 2500 meters from the nearest stop. Most residents commute outwards due to its residential nature, and cars remain the primary mode of transport at 87%. On average, there are 2.1 vehicles per dwelling, higher than the regional average. According to the 2021 Census, only 9.5% of residents work from home, which may be influenced by COVID-19 conditions.

The service frequency averages 21 trips per day across all routes, resulting in approximately 6 weekly trips per individual stop.

Bullsbrook's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Bullsbrook residents show positive health outcomes, according to AreaSearch's analysis of mortality rates and health conditions.

The area's results align with national benchmarks, exhibiting standard levels of common health issues across both young and old age groups. Private health cover is high at approximately 57% (~4,384 people). Mental health issues and arthritis are the most prevalent medical conditions, affecting 8.4 and 8.1% of residents respectively. 69.7% of Bullsbrook residents report no medical ailments, compared to 71.9% in Greater Perth. Health outcomes among working-age individuals are typical. The area has 15.0% of residents aged 65 and over (1,144 people), lower than the 16.3% in Greater Perth. Senior health outcomes are above average, ranking higher nationally than the general population.

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

Bullsbrook, as per the 2016 Census, had a cultural diversity index below average. Its population was predominantly Australian-born citizens: 86.6% were citizens, 76.8% born in Australia, and 94.9% spoke English only at home. Christianity was the dominant religion, with 42.4%.

Judaism, however, was overrepresented compared to Greater Perth, making up 0.1% versus 0.3%. In terms of ancestry, the top three groups were English (34.1%, regional average: 28.0%), Australian (30.1%, regional average: 21.2%), and Scottish (8.1%). Notably, New Zealanders made up 1.2% (regional average: 0.8%), Dutch 1.8% (regional average: 1.5%), and Welsh 0.7%.

Bullsbrook's population aligns closely with national norms in age terms

The median age in Bullsbrook is 38 years, which is close to Greater Perth's average of 37 and equivalent to Australia's median of 38. Compared to Greater Perth, Bullsbrook has a higher proportion of residents aged 55-64 (13.5%) but fewer residents aged 35-44 (12.2%). Between the 2016 and 2021 censuses, the population aged 75-84 grew from 3.6% to 4.6%. Conversely, the proportion of those aged 45-54 decreased from 15.4% to 12.9%. By 2041, Bullsbrook's age composition is expected to change significantly. The number of residents aged 65-74 is projected to grow by 30%, reaching 920 from 709. This growth will be led by the aging population dynamic, with those aged 65 and above comprising 68% of the projected increase. Meanwhile, the number of children aged 0-4 is expected to decrease by 10%.