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, Bullsbrook's population is estimated at around 7,623 as of Nov 2025. This reflects an increase of 2,018 people (36.0%) since the 2021 Census, which reported a population of 5,605 people. The change is inferred from the resident population of 6,653 estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024) and an additional 757 validated new addresses since the Census date. This level of population equates to a density ratio of 30 persons per square kilometer. Bullsbrook's 36.0% growth since the 2021 census exceeded the national average (9.7%). Population growth for the area was primarily driven by interstate migration, contributing approximately 63.0% 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 areas not covered by this data and to estimate growth post-2032, 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). A significant population increase is forecast for Bullsbrook statistical area (Lv2), with an expected growth of 1,780 persons to 2041, reflecting an increase of 10.6% 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 approximately 119 new dwelling approvals annually over the past five financial years. This totals an estimated 596 homes. As of FY26113 approvals have been recorded. On average, 1.8 new residents arrive per year per new home in Bullsbrook between FY21 and FY25, suggesting balanced supply and demand.

New properties are constructed at an average value of $368,000. In FY26, $20.7 million in commercial development approvals have been recorded. Compared to Greater Perth, Bullsbrook shows 52.0% higher construction activity per person. Recent development has consisted entirely of detached houses, maintaining the area's low density character. Bullsbrook reflects a developing area with around 46 people per approval.

According to AreaSearch's latest quarterly estimate, Bullsbrook is expected to grow by 810 residents through to 2041. At current development rates, new housing supply should meet demand comfortably, supporting growth beyond current population projections.

Bullsbrook has moderate levels of nearby infrastructure activity, ranking in the 41stth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 25 projects likely to impact the area. Notable projects include Yarrimbah Heights Estate, The Village at Bullsbrook, Kingsford Village Shopping Centre (Bullsbrook Town Centre), and Kingsford Town Centre. Below is a list of those most relevant.

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.

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%. Workforce participation is similar to Greater Perth at 65.2%. Residents primarily work in construction, mining, and health care & social assistance.

Bullsbrook specializes in agriculture, forestry & fishing, with an employment share six times the regional level. However, health care & social assistance is under-represented at 9.0% compared to Greater Perth's 14.8%. Many residents commute elsewhere for work. Between September 2024 and September 2025, Bullsbrook's employment increased by 2.9%, while labour force grew by 2.6%, reducing the unemployment rate by 0.3 percentage points. In contrast, Greater Perth experienced marginal employment growth with a slight rise in its unemployment rate. State-wide, WA employment contracted by 0.27% between November 2024 and November 2025, losing 5,520 jobs, with an unemployment rate of 4.6%. Nationally, employment grew by 0.14%, with a rate of 4.3%. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bullsbrook's employment mix suggests local employment should increase by 5.4% over five years and 11.8% over ten years.

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

AreaSearch's latest postcode level ATO data for financial year 2023 shows Bullsbrook's median income among taxpayers is $59,089, with an average of $76,256. Nationally, these figures are high. Greater Perth's median is $60,748 and average is $80,248. Based on Wage Price Index growth since financial year 2023, current estimates for Bullsbrook would be approximately $64,773 (median) and $83,592 (average) as of September 2025. Census data indicates household, family and personal incomes in Bullsbrook are around the 60th percentile nationally. The income distribution shows that 37.3% of individuals earn between $1,500 - 2,999, similar to the broader area where this cohort represents 32.0%. High housing costs consume 16.4% of income. Despite this, disposable income is at the 59th percentile nationally, and Bullsbrook's SEIFA income ranking places it in the 5th decile.

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

The dwelling structure in Bullsbrook, as per the latest Census evaluation, consisted of 99.7% houses and 0.4% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Perth metro's 89.1% houses and 10.9% other dwellings. Home ownership in Bullsbrook stood at 26.9%, with mortgaged dwellings at 57.3% and rented ones at 15.7%. The median monthly mortgage repayment was $1,950, exceeding the Perth metro average of $1,842. The median weekly rent figure in Bullsbrook was $350, slightly higher than Perth metro's $340. Nationally, Bullsbrook's mortgage repayments were higher at $1,950 compared to Australia's average of $1,863, while rents were lower at $350 against the national figure of $375.

Bullsbrook features high concentrations of family households, with a fairly typical 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 comprise the remaining 19.3%, with lone person households at 16.8% and group households making up 2.5%. The median household size is 2.8 people, which aligns with the Greater Perth average.

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 disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 10.1%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.4%). Vocational credentials are prevalent, with 44.8% of residents aged 15+ holding them - advanced diplomas account for 9.3% while certificates make up 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

The analysis of public transportation in Bullsbrook shows that there are currently 25 active transport stops operating within the area. These stops offer a mix of bus services. The buses operate along three individual routes, collectively providing 150 weekly passenger trips.

Transport accessibility is rated as limited for residents of Bullsbrook, with an average distance of 2500 meters to the nearest transport stop. Service frequency averages 21 trips per day across all routes, translating to approximately 6 weekly trips per individual stop.

Bullsbrook's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Health data shows relatively positive outcomes for Bullsbrook residents. The prevalence of common health conditions is quite low across both younger and older age cohorts.

Approximately 57% (~4,380 people) have private health cover, which is higher than the 55.3% rate in Greater Perth. Mental health issues and arthritis are the most common medical conditions, affecting 8.4 and 8.1% of residents respectively. About 69.7% declared themselves completely clear of medical ailments, compared to 72.6% across Greater Perth. There are 14.2% (1,082 people) of residents aged 65 and over, higher than the 12.6% in Greater Perth. Health outcomes among seniors are above average, broadly in line with the general population's health profile.

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

Bullsbrook, surveyed in June 2016, showed low cultural diversity: 86.6% of residents were Australian citizens, 76.8% born there, and 94.9% spoke English only at home. Christianity was the dominant religion, practised by 42.4%. Judaism, though small (0.1%), was proportionally higher than Greater Perth's 0.1%.

Ancestry-wise, Bullsbrook had high percentages of English (34.1%, regional average: 26.2%), Australian (30.1%, regional average: 22.0%), and Scottish (8.1%) residents. Notably, New Zealanders (1.2% vs regional 1.0%), Dutch (1.8% vs 1.3%), and Welsh (0.7% vs 0.5%) were overrepresented.

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

The median age in Bullsbrook is close to Greater Perth's average of 37 years and equivalent to Australia's median of 38 years. Compared to Greater Perth, Bullsbrook has a higher proportion of residents aged 55-64 (13.4%) but fewer residents aged 35-44 (12.0%). Between the 2016 Census and the 2021 Census, the population aged 25-34 increased from 12.9% to 13.7%, while the population aged 45-54 decreased from 15.4% to 13.4%. By 2041, Bullsbrook's age composition is expected to shift significantly. The number of residents aged 65-74 is projected to grow by 34%, reaching 920 from 686. This growth will be led by the aging population dynamic, with those aged 65 and above comprising 72% of the projected growth. Conversely, the number of residents aged 0-4 is expected to decrease by 25%.