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

According to ABS demographic updates for the wider region and validated new addresses from AreaSearch since the Census, the suburb of Bullsbrook had an estimated population of approximately 7,905 by May 2026. This represents a growth of 2,300 residents (41.0%) compared to the 2021 Census count of 5,605. The figure is derived from a resident population of 7,112 estimated by AreaSearch using the ABS June 2025 ERP release, combined with an additional 855 validated new addresses identified after the Census. This population size results in a density of 31 persons per square kilometer, indicating residents enjoy significant space. The 41.0% expansion rate in the suburb of Bullsbrook since the 2021 census outpaced both the national benchmark of 9.3% and state levels, positioning the locality as a regional growth leader. Interstate migration was the principal driver, accounting for roughly 63.0% of recent population increases, though natural growth and overseas arrivals also contributed positively.

For individual SA2 districts, AreaSearch applies projections released by the ABS and Geoscience Australia in 2024 using 2022 as the baseline. For unrepresented SA2 zones and to project trends beyond 2032, growth rates by age bracket from the 2023 ABS Greater Capital Region projections (using 2022 data) are applied. Future demographic modeling projects substantial gains that place this locality in the top tier of analyzed statistical areas, with aggregated SA2 projections estimating an increase of 1,652 residents by 2041, representing a overall growth of 10.9% over the 16 years.

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

AreaSearch investigations of ABS building approvals allocated from statistical areas show that the suburb of Bullsbrook averaged approximately 119 new residential approvals annually. This totaled 596 approved dwellings over the 5 financial years from FY-21 to FY-25, with an additional 270 approved during FY-26 so far. Over the 5 financial years between FY-21 and FY-25, each new dwelling constructed corresponded to an average increase of 2.5 residents, highlighting strong underlying demand that bolsters local property values. The average estimated construction cost for these new homes stands at $368,000, which is moderately higher than regional averages and points to a focus on quality builds. Commercial development approvals reached $20.7 million during this financial year, pointing to steady commercial investment.

Compared against Greater Perth, development intensity per capita in the suburb of Bullsbrook is 52.0% higher, offering purchasers a wider range of options. This rate sits substantially above the national average, reflecting high developer confidence. Every new residential project approved has been a detached house, which preserves the established low-density layout and appeals to families wanting extra space. There are roughly 49 residents for every dwelling approval, indicating a growing local market.

Demographic forecasts indicate that the suburb of Bullsbrook is set to add 859 residents by 2041, calculated from the most recent quarterly estimates by AreaSearch. Given current building trends, the incoming supply of housing appears sufficient to satisfy demand, creating positive conditions for buyers and potentially supporting growth that outpaces these projections.

Bullsbrook has emerging levels of nearby infrastructure activity, ranking in the 38thth percentile nationally

Local infrastructure projects, planning schemes, and major developments are key drivers of regional performance. A total of 25 projects have been identified by AreaSearch as having a potential impact on the local area. Principal developments include the Yarrimbah Heights Estate, The Village at Bullsbrook, Kingsford Village Shopping Centre (Bullsbrook Town Centre), and the Kingsford Town Centre, with key details of the most relevant projects provided below.

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

The workforce of the suburb of Bullsbrook features a balanced mix of professional and trade occupations, with construction workers particularly well represented. The local unemployment rate stands at just 3.2%, accompanied by a 3.8% increase in employment over the past year, according to aggregated statistical area data from AreaSearch. By March 2026, employed residents numbered 4,019, with the unemployment rate sitting 1.0% lower than the Greater Perth average of 4.2%. Participation in the labor force is typical at 73.0%, compared to 70.2% across Greater Perth. Census records indicate that only a low 9.5% of workers operated from home, though this figure was likely influenced by pandemic restrictions.

The primary employment sectors for local workers are construction, mining, and health care & social assistance. The suburb of Bullsbrook has an exceptionally high concentration of workers in agriculture, forestry & fishing, with employment levels reaching 6.4 times the metropolitan average. In contrast, health care & social assistance is underrepresented, employing 9.0% of the workforce compared to the metropolitan average of 14.8%. Although there are local jobs, comparison between the Census working population and local employment counts suggests a high proportion of residents travel outside the area for work.

Based on AreaSearch analysis of SALM and ABS data for the broader statistical area, the year ending March 2026 saw local employment rise by 3.8% and the labor force grow by 4.0%, leading to a 0.2 percentage point rise in the unemployment rate. Over the same period, Greater Perth saw employment expand by 2.0% and the labor force by 2.5%, while its unemployment rate rose by 0.4 percentage points. National employment projections released in May-25 by Jobs and Skills Australia provide further context on expected demand. These five and ten-year forecasts have been applied to the local workforce structure to model future employment paths. While overall national employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary by sector. Applying these trends to the local industry mix suggests employment for the suburb of Bullsbrook residents will grow by 5.4% over five years and 11.8% over ten years, representing a basic weighted projection that does not incorporate local demographic forecasts.

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

Taxpayer statistics compiled by AreaSearch for the 2023 financial year show that incomes in the suburb of Bullsbrook are well above the national median. Taxpayers recorded a median income of $59,089 and an average income of $76,256, compared to metropolitan averages of $60,748 and $80,248 respectively. Adjusting for a 10.93% rise in the Wage Price Index since the 2023 financial year, current estimates stand at roughly $65,547 for median earnings and $84,591 for average earnings as of March 2026. The 2021 Census indicates that household, family, and individual incomes sit near the 60th percentile nationally. The most common weekly income bracket is $1,500 - 2,999, accounting for 37.3% of taxpayers (2,948 people), which is comparable to the metropolitan proportion of 32.0%. Housing expenses take up 16.4% of household income, but solid earnings keep disposable income at the 59th percentile, with the SEIFA index placing the area in the 5th decile for income.

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

At the time of the latest Census, the housing mix in the suburb of Bullsbrook was composed of 99.7% separate houses and 0.4% alternative dwellings like townhouses and apartments, compared to the metropolitan split of 77.8% houses and 22.1% alternative dwellings. Home ownership rates lagged slightly behind metropolitan levels at 26.9%, with the remaining properties occupied by mortgage holders (57.3%) or tenants (15.7%). The median monthly mortgage payment was higher than the metropolitan average at $1,950, while the median weekly rent was identical at $350, compared to metro figures of $1,907 and $350. Nationally, local mortgage payments exceed the Australian average of $1,863, whereas rents remain below the countrywide median of $375.

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

Families make up the vast majority of households at 80.7%, consisting of couples with children at 36.9%, couples without children at 30.7%, and single parents at 12.0%. Non-family households account for the remaining 19.3%, with lone person households representing 16.8% and group homes making up 2.5%. The average household size of 2.8 people is slightly larger than the metropolitan average of 2.6.

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

Educational attainment levels show some disparity, with university graduation rates at 13.1%, well below the national average of 30.4%. Bachelor degrees are the most common tertiary qualification at 10.1%, followed by postgraduate degrees at 1.6% and graduate diplomas at 1.4%. Vocational qualifications are highly prevalent, with 44.8% of residents aged 15+ holding trade credentials, consisting of advanced diplomas at 9.3% and certificates at 35.5%.

Enrolment in education is strong, with 28.6% of the population participating in formal study. This cohort comprises 11.4% of residents in primary school, 8.9% in secondary school, and 2.6% in higher education.

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

Analysis of transport networks shows 25 active bus stops operating locally. These stops are served by 3 distinct routes that together provide 150 passenger trips each week. Access is classified as limited, with the average distance to the nearest stop standing at 2500 meters. The area is predominantly residential, meaning most working residents travel out of the district, with private cars remaining the primary mode of travel for 87% of commuters. Average vehicle ownership is 2.1 cars per household, which is higher than the metropolitan average. A relatively low 9.5% of residents worked from home according to the 2021 Census, which may reflect the influence of pandemic restrictions.

Services average 21 runs per day across all active routes, which translates to approximately 6 weekly departures from each 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

Health indicators for the suburb of Bullsbrook are generally positive, with mortality rates and medical conditions closely tracking national baselines. The prevalence of common illnesses remains typical across both younger and older cohorts, and private health insurance membership is very high, covering approximately 57% of the population, or around 4,543 residents.

Mental health conditions and arthritis are the most common diagnoses, affecting 8.4% and 8.1% of residents respectively. A total of 69.7% of the population reported no chronic health issues, compared to 71.9% across Greater Perth. Health outcomes for working-age residents are typical. Residents aged 65 and over make up 14.8% of the population (1,169 people), which is lower than the metropolitan average of 16.1%. Health outcomes among older residents are above average, with national rankings exceeding those of the general local population.

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

Cultural diversity metrics are below the national average, with citizens representing 86.6% of the population, Australian-born residents making up 76.8%, and English-only speakers accounting for 94.9% of households. Christianity is the dominant religion, practiced by 42.4% of the population. The most visible overrepresentation relative to the metropolitan average is among followers of Judaism, who make up 0.1% of the population compared to 0.3% across Greater Perth.

Looking at ancestral backgrounds, the top three declared heritages are English at 34.1% of the population, which is notably higher than the metropolitan average of 28.0%, Australian at 30.1%, which is also well above the metropolitan figure of 21.2%, and Scottish at 8.1%. Some other European ancestries show slight variations from metropolitan trends, with New Zealand heritage at 1.2% (compared to 0.8% regionally), Dutch heritage at 1.8% (compared to 1.5% regionally), and Welsh heritage at 0.7% (compared to 0.7% regionally).

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

The median age in the suburb of Bullsbrook is 37, matching the metropolitan median of 37 and sitting close to the national average of 38. The 55 - 64 age cohort is well represented at 12.8% of the population compared to Greater Perth, while the 35 - 44 cohort is less common at 12.1%. Since 2021, the 25 to 34 age bracket has risen from 12.9% to 14.1% of the total population, while the 45 to 54 cohort has decreased from 15.4% to 12.4%. Projections out to 2041 suggest changing age dynamics, led by a 32% increase in the 65 to 74 cohort, which is expected to rise from 727 to 959 residents. Older demographics are expected to make up 65% of the forecast growth, whereas the number of children in the 0 to 4 group is projected to fall by 1 resident.