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

As of Nov 2025, the estimated population of Bullsbrook is around 7,868, reflecting a 40.4% increase since the 2021 Census which reported a population of 5,605. This growth is inferred from AreaSearch's estimate of 6,653 residents based on latest ERP data release by ABS (June 2024) and an additional 757 validated new addresses since the Census date. Bullsbrook's population density as of Nov 2025 is approximately 31 persons per square kilometer. The suburb's growth rate exceeded the national average of 8.9%. Interstate migration contributed about 63.0% to Bullsbrook's population gains, with natural growth and overseas migration also being positive factors. AreaSearch uses 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 ABS in its Greater Capital Region projections released in 2023 based on 2022 data. By 2041, Bullsbrook's population is projected to increase by 7.2% from Nov 2025 levels, reaching approximately 8,456 persons based on aggregated SA2-level projections.

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 in Bullsbrook shows approximately 119 residential properties granted approval annually over the past five financial years ending FY25. This totals an estimated 596 homes. As of FY26, 66 approvals have been recorded. On average, 1.8 people moved to the area per dwelling built between FY21 and FY25, indicating balanced supply and demand dynamics.

The average construction cost value for new homes is $368,000, aligning with regional patterns. Commercial development in Bullsbrook has seen $20.7 million in approvals during FY26. Compared to Greater Perth, Bullsbrook has 52.0% more building activity per person, offering greater choice for buyers and reflecting strong developer confidence in the location. All recent building activity consists of detached houses, maintaining the area's traditional low-density character focused on family homes. There are approximately 46 people per dwelling approval in Bullsbrook, suggesting an expanding market.

According to AreaSearch's latest quarterly estimate, Bullsbrook is expected to grow by 565 residents by 2041. Given current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers and potentially enabling growth that exceeds current forecasts.

Bullsbrook has moderate levels of nearby infrastructure activity, ranking in the 48thth percentile nationally

The performance of a region can significantly be influenced by changes in local infrastructure and major projects. AreaSearch has identified 25 projects that are expected to impact the area. Notable projects include Yarrimbah Heights Estate, The Village at Bullsbrook, Bullsbrook Town Centre Revitalisation (Kingsford Town Centre), and Kingsford Town Centre. The following list details those projects likely to be most relevant.

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

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AreaSearch analysis places Bullsbrook well above average for employment performance across multiple indicators

Bullsbrook has a diverse workforce with both white and blue collar jobs. The construction sector is prominent, with an unemployment rate of 3.0% and estimated employment growth of 4.6% in the past year, according to AreaSearch data aggregation.

As of June 2025, there are 3,863 employed residents, with an unemployment rate of 0.9% lower than Greater Perth's rate of 3.9%. Workforce participation is similar to Greater Perth at 65.2%. Key employment industries include construction, mining, and health care & social assistance. The area has a strong specialization in agriculture, forestry & fishing, with an employment share 6.4 times the regional level.

However, health care & social assistance has limited presence at 9.0% compared to the regional average of 14.8%. While local jobs exist, many residents commute elsewhere for work based on Census data. In the 12 months prior, employment increased by 4.6% while labour force grew by 4.2%, reducing the unemployment rate by 0.4 percentage points. This contrasts with Greater Perth where employment rose by 3.7%, labour force grew by 3.8%, and unemployment increased slightly. Jobs and Skills Australia's national employment forecasts from Sep-22 project overall 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, though this is a simplified extrapolation for illustrative purposes only.

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 ended June 2022 shows median income in Bullsbrook was $59,089 and average income was $76,256. This compares to Greater Perth's median income of $58,380 and average income of $78,020. Based on Wage Price Index growth of 14.2% from July 2022 to September 2025, estimated current incomes are approximately $67,480 (median) and $87,084 (average). According to the Census conducted in August 2021, incomes in Bullsbrook cluster around the 60th percentile nationally. Income analysis shows 37.3% of Bullsbrook's population falls within the $1,500 - $2,999 income range, similar to regional levels at 32.0%. High housing costs consume 16.4% of income, but strong earnings place disposable income at the 59th percentile nationally. The area'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, consisted of 99.7% houses and 0.4% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Perth metro had 89.1% houses and 10.9% other dwellings. Home ownership in Bullsbrook was at 26.9%, with the rest being mortgaged (57.3%) or rented (15.7%). The median monthly mortgage repayment was $1,950, higher than Perth metro's average of $1,842. The median weekly rent was $350, compared to Perth metro's $340. Nationally, Bullsbrook's mortgage repayments were higher at $1,950 against the Australian average of $1,863, while rents were lower at $350 compared to the national figure of $375.

Bullsbrook features high concentrations of family households, with a fairly typical median household size

Family households compose 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, aligning 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 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, including advanced diplomas (9.3%) and certificates (35.5%).

Educational participation is high at 28.6%, comprising 11.4% in primary education, 8.9% in secondary education, and 2.6% in tertiary education. Bullsbrook College serves the area with an enrollment of 894 students, reflecting typical Australian school conditions (ICSEA: 960). All schools offer integrated K-12 education. School places per 100 residents are lower at 11.4 compared to the regional average of 15.6.

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

The analysis of public transport in Bullsbrook shows that there are currently 25 active transport stops operating. These stops serve a mix of bus routes, with a total of 3 individual routes providing service to the area. Collectively, these routes offer 147 weekly passenger trips.

The accessibility of transport is rated as limited, with residents typically located approximately 2499 meters away from the nearest transport stop. On average, there are 21 trips per day across all routes, which equates to about 5 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 positive outcomes for Bullsbrook residents, with low prevalence of common health conditions across both younger and older age groups. Approximately 57% (~4,521 people) have private health cover, compared to 54.1% across 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% declare themselves completely clear of medical ailments, compared to 72.6% in Greater Perth. The area has 14.2% (1,117 people) aged 65 and over, higher than the 12.6% in Greater Perth. Health outcomes among seniors are above average, aligning 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's cultural diversity was found to be below average, with 86.6% of its population being citizens, 76.8% born in Australia, and 94.9% speaking English only at home. Christianity is the predominant religion in Bullsbrook, comprising 42.4% of people, but Judaism is overrepresented at 0.1%, compared to Greater Perth's 0.1%. The top three ancestry groups are English (34.1%), Australian (30.1%), and Scottish (8.1%), all substantially higher than regional averages.

Notably, New Zealand (1.2%) Dutch (1.8%) and Welsh (0.7%) ethnicities are overrepresented in Bullsbrook compared to regional figures.

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

The median age in Bullsbrook is close to Greater Perth's average at 37 years old, and it is equivalent to Australia's median age of 38 years. Compared to Greater Perth, Bullsbrook has a higher percentage of residents aged 55-64 (13.4%) but fewer residents aged 35-44 (12.0%). Between the 2021 Census and now, the population aged 25-34 has grown from 12.9% to 13.7%, while the population aged 45-54 has declined from 15.4% to 13.4%. By the year 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 708. This growth will be led by those aged 65 and above, who are expected to comprise 89% of the population growth. Conversely, population declines are projected for the age groups 25-34 and 0-4 years old.