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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Byford has an estimated 25,856 residents, up from 18,878 at the 2021 Census — a change of 6,978 people, or 37.0%. Growth has averaged 5.8% a year over five years, faster than 96% of areas nationally. 1,318 new addresses have been validated here since Census night. Interstate and internal migration accounts for 64.0% of that increase. That puts 1,321 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, the population of the suburb of Byford is approximated at 25,856 residents, based on AreaSearch's evaluation of regional ABS updates and address validations conducted post-Census. This represents a surge of 6,978 people (37.0%) compared to the 2021 Census tally of 18,878 people. This trajectory builds upon AreaSearch's calculation of 25,046 residents following the ABS June 2025 ERP release, alongside 1,318 validated new addresses recorded since the Census. Consequently, the population density stands at 1,320 persons per square kilometer, outpacing the national benchmark evaluated by AreaSearch. The suburb of Byford outstripped both Western Australia and the national average (9.5%) with its 37.0% expansion since the 2021 census, establishing itself as a standout regional growth corridor.
Interstate arrivals served as the principal catalyst, accounting for roughly 64.0% of recent population additions, while overseas migration and natural increase also delivered positive contributions. AreaSearch incorporates 2024 ABS/Geoscience Australia SA2-level demographic projections based on 2022 benchmarks, applying cohort growth models from the ABS 2023 Greater Capital Region release (utilising 2022 figures) for unmapped territories and post-2032 modeling. According to these aggregated SA2 projections, the suburb of Byford is positioned in the top national quartile for expansion, with expectations to gain 10,185 persons by 2041, representing a cumulative increase of 36.3% over the 16 years.
Frequently Asked Questions - Population
1,740 new dwellings have been approved in Byford over the past five years, an average of 348 a year. That places the area in the 98th percentile for residential development activity nationally, about 13 approvals per 1,000 residents a year. Of the 327 dwellings approved in the latest reporting year, 100% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 322, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals by AreaSearch indicates that Byford has recorded approximately 348 residential dwelling approvals annually, totaling an estimated 1,740 homes across the preceding 5 financial years. In FY-25 to date, 322 approvals have been documented. With an inflow rate of 3.8 new residents per year arriving per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), building supply is trailing demand, generating upward pricing momentum and heightened buyer competition, with newly constructed homes averaging an expected construction cost of $412,000. Additionally, commercial development approvals have reached $23.1 million during this financial year, reflecting consistent non-residential investment.
Per capita residential development in Byford outpaces Greater Perth by 10.0% above regional average per person over the 5 year period, sustaining existing market demand while ensuring steady options for prospective buyers, despite a recent moderation in construction volume. This rate remains well above average nationally, underscoring pronounced developer appetite. Furthermore, recent residential building consists entirely of detached houses, preserving the traditional suburban streetscape tailored for family living. Generating roughly 86 people per dwelling approval, Byford exhibits the clear attributes of an expanding growth hub. Long-term forecasts anticipate Byford adding 9,375 residents by 2041 according to the most recent quarterly estimate from AreaSearch. Under prevailing construction trajectories, incoming residential pipeline is well placed to accommodate demographic expansion, establishing favorable buying conditions and supporting sustained growth.
Frequently Asked Questions - Development
Development applications around Byford
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 15 current infrastructure and development projects inside Byford, worth an estimated $3.51 billion. A further 38 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $14.6 billion. 18 are already under construction and 11 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and education & training. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Major infrastructure developments and local planning projects play a critical role in shaping regional momentum. AreaSearch has pinpointed 18 key infrastructure initiatives positioned to influence the area. Leading undertakings include Byford Health Hub, Byford Central - Large Format Retail & Commercial Precinct, Grange Meadows Estate, and Expansion of SJ Recreation Centre and Briggs Park Master Plan.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Byford Health Hub
A 3,000sqm two-storey integrated health and social care facility providing a single-entry point for primary care, mental health, child health, and specialist outpatient services. The hub includes 28 consultation rooms, a rehabilitation gym, pathology, and community spaces. Designed to reduce pressure on Armadale Hospital, it serves the rapidly growing Serpentine-Jarrahdale region.
Expansion of SJ Recreation Centre and Briggs Park Master Plan
Expansion of the SJ Community Recreation Centre within the Briggs Park Sporting Precinct in Byford. The project is planned to deliver four compliant indoor basketball courts, space for netball and futsal, contemporary change facilities, larger gymnasium and fitness rooms, and enhanced out-of-school-care facilities. Council endorsed Concept 2 as the preferred option in September 2024. The Shire has secured a WA Labor election commitment of AUD 10 million and is continuing to advocate for the balance of the estimated AUD 43.77 million total project cost.
Byford Meadows Estate
Staged residential land estate in Byford delivering more than 300 home sites with public open space, living stream landscaping, pathways, cycle routes, underground services and design controls for housing quality and solar orientation. Current sales material shows later stages including Stage 9 and Stage 10A, while the Shire of Serpentine Jarrahdale published the Stage 10 local development plan in July 2025.
Grange Meadows Estate (Byford Green)
A major residential development (also known as Byford Green Private Estate) within Precinct 4 of the Byford District Structure Plan, featuring 208 residential lots with R20, R25, and R40 density codings across 16.61 hectares. The project includes public open spaces totaling 21,850m2, solar-oriented design with 74% of lots having east-west orientation, multiple use corridors, and integrated landscape management. Currently progressing through stages 7-9 of development.
Byford Central - Large Format Retail & Commercial Precinct
An approved 8.252 ha large-format retail and commercial development featuring 31,318 sqm of Gross Lettable Area across six lots. The precinct is planned to accommodate 21 showroom tenancies, 5 fast-food outlets, a service station, and a warehouse, supported by 699 parking bays. The site was being offered for sale via expressions of interest closing March 2025, with the approved development entitlement as a key drawcard. Strategically positioned on South Western Highway adjacent to the new Metronet Byford Rail Extension and the Byford Town Centre, the site benefits from exposure to over 11,000 vehicles per day and strong surrounding residential growth.
Carnaby Park Private Estate
A family-friendly residential estate offering affordable large blocks with Stages 1 and 2 sold out and Stage 3 coming soon. Located near Beenyup Grove Primary School and Lakeside Plaza Shopping Centre, with exciting public open space planned for future development.
Beenyup Grove Estate
Beenyup Grove is a residential estate by Parcel Property Group featuring 507 lots. Situated 40 minutes from Perth CBD, the community includes Harvest Green Park, an established community orchard, an adventure playground, and Beenyup Primary School.
The Glades Estate
Established master planned community in Byford delivered by Satterley. Final precinct (Cardup Brook) is selling with over 900 residential lots, alongside existing village centre, Lake Allambee, parks and schools. Current materials and local development plans indicate ongoing staged construction and sales across Icaria, Woodland Grove and Cardup Brook precincts.
13,156 residents of Byford are employed, from a labour force of 13,675. Unemployment sits at 3.8%, with participation at 74.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.9% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 21,198, about 82% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Byford maintains an even distribution of blue-collar and white-collar workers, supported by prominent industrial and manufacturing sectors, an unemployment rate of just 3.8%, and annual employment growth estimated at 1.2% via AreaSearch statistical area data. As of March 2026, employed residents count 13,156, while the local jobless rate sits 0.4% below the Greater Perth benchmark of 4.2%. Workforce engagement is solid, with a participation rate of 74.3% compared to Greater Perth's 69.9%. Census records indicate that 5.8% of employed persons worked from home, a metric potentially shaped by Covid-19 restrictions.
The leading industries employing local residents are health care & social assistance, construction, and retail trade. Byford exhibits notable concentration in transport, postal & warehousing, where local employment share is 1.6 times the regional level. Conversely, professional & technical roles account for only 4.1% of the workforce, trailing Greater Perth's 8.2%. The area's largely residential footprint provides limited internal employment opportunities relative to the resident working-age population. According to AreaSearch's evaluation of ABS and SALM data across broader statistical boundaries, the 12 months to March 2026 saw employment climb by 1.2% against a 2.1% expansion in the labour force, pushing unemployment upward by 0.8 percentage points. Across Greater Perth over the same period, employment expanded by 2.0%, the labour force grew by 2.5%, and unemployment rose by 0.4 percentage points. Forward-looking guidance from Jobs and Skills Australia's Mar-26 projections outlines five- and ten-year nationwide employment growth at 6.6% and 13.7% respectively, with divergent trends across sectors. When aligned with Byford's local industry composition, this modeling suggests local job numbers could rise by 5.9% over five years and 12.6% over ten years (note that this represents a simple weighted extrapolation for illustrative purposes without factoring in localized population changes).
Frequently Asked Questions - Employment
Median household income in Byford is $2,059 a week (about $107,000 a year), with median personal income at $947 a week. ATO records put median taxable income at $61,194 a year against an average of $74,208. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO postcode figures compiled by AreaSearch for financial year 2023 indicate a median taxpayer income of $61,194 and an average taxpayer income of $74,208 for the suburb of Byford. These figures exceed national benchmarks, compared to Greater Perth's median of $60,748 and average of $80,248. Factoring in Wage Price Index growth of 10.93% since financial year 2023, updated figures reach approximately $67,883 (median) and $82,319 (average) as of March 2026. Across personal, family, and household levels, local earnings place Byford around the 71st percentile nationwide. By distribution, the $1,500 - 2,999 weekly bracket represents the largest cohort at 45.5% of residents (11,764 people), compared to 32.0% across the metropolitan area.
Residential costs absorb 17.8% of income, with disposable earnings tracking at the 66th percentile and the SEIFA income score positioning the area within the 5th decile.
Frequently Asked Questions - Income
Byford had 5,984 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 70% are owned with a mortgage, 16% rented and 14% owned outright. At that Census the median rent was $380 a week and the median mortgage repayment $1,898 a month, a total housing cost higher than 86% of areas nationally. Rent absorbs 18.5% of household income here and mortgage repayments 21.3%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census housing data indicates that Byford's residential landscape consists of 98.8% houses and 1.2% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with the wider metropolitan split of 77.8% houses and 22.1% other dwellings. Outright home ownership stands at 14.1%, with 70.2% of homes mortgaged and 15.7% occupied under rental agreements. Typical monthly mortgage payments average $1,898 locally versus $1,907 for Perth metro, while weekly rent averages $380 compared to $350 regionally. Relative to national figures, Byford's mortgage repayments surpass the Australian average of $1,863, while local rent also exceeds the nationwide benchmark of $375.
Frequently Asked Questions - Housing
Byford counted 5,984 households at the 2021 Census, an estimated 8,196 today, averaging 3.0 people each. 47% are couples with children, more than in 91% of areas nationally, against 23% couples without children. 15% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households constitute 82.6% of the local domestic landscape, led by couples with children (46.5%), couples without children (22.5%), and single parent families (12.8%). Non-family living arrangements account for the remaining 17.4%, consisting of single-person households at 15.1% and group households at 2.2%. Average household occupancy sits at 3.0 people, exceeding Greater Perth's median figure of 2.6.
Frequently Asked Questions - Households
15.1% of adults in Byford hold a university qualification, including 10.7% with a bachelor degree and 2.5% with postgraduate qualifications. A further 34.5% hold a vocational qualification. 8 schools serve the area, with 5,151 enrolment places and an average ICSEA of 990 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary educational attainment in the area is lower than broader standards, with 15.1% holding university qualifications relative to the Australian benchmark of 30.4%, highlighting a distinct opening for targeted learning pathways. Bachelor degrees account for 10.7%, postgraduate degrees represent 2.5%, and graduate diplomas comprise 1.9%. Vocational and technical qualifications are widespread, with 46.2% of residents aged 15+ holding trade credentials, led by certificates (34.5%) and advanced diplomas (11.7%). Formal study engagement is substantial, with 33.1% of the local population actively enrolled in education. This proportion includes 14.7% attending primary schools, 8.5% in secondary education, and 2.8% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Byford reaches 94 stops on 10 routes, timetabled for about 1,800 services a week. The typical home sits about 300 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.8 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport operations in the suburb of Byford encompass 94 active transport stops covering bus and train services. Across these facilities, 10 separate transit routes deliver 1,812 weekly passenger trips. Transit access is convenient, with residents located an average of 301 meters from their closest stop. As an outward-commuting residential community, private vehicles dominate travel choices at 88%, with vehicle ownership averaging 1.8 per dwelling, exceeding regional norms. Working from home was recorded at 5.8% at the 2021 Census, subject to pandemic-era conditions. Public transit schedules provide an average of 258 daily trips across the combined network, translating to roughly 19 weekly trips per stop across the suburb of Byford.
Frequently Asked Questions - Transport
Transport Stops Detail
74.1% of residents in Byford report no long-term health condition. 3.4% need daily assistance with core activities, and 56.7% hold private health cover. The standardised death rate runs at 5.6 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health assessments compiled by AreaSearch indicate below-average outcomes locally based on chronic condition rates and mortality statistics, with general health burdens remaining standard among younger residents but elevated among older demographics. Private health insurance participation is pronounced, covering roughly 57% of the total population (~14,650 people), relative to 59.0% across Greater Perth. Asthma and mental health conditions are the most prevalent reported illnesses, affecting 8.0% and 8.4% of residents respectively, while 74.1% of the local community reported no chronic health conditions, exceeding the Greater Perth figure of 71.9%. Health metrics among residents under 65 are stronger than average.
Seniors aged 65 and over account for 8.2% of residents (2,120 people), notably below Greater Perth's 15.9%, with older cohorts recording lower health outcomes than the general local population.
Frequently Asked Questions - Health
28.7% of Byford residents were born overseas and 15.6% speak a language other than English at home. The largest reported ancestries are English (31.3%) and Australian (27.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
The suburb of Byford demonstrates broad cultural representation relative to most local markets, with 28.7% of residents born abroad and 15.6% speaking a non-English language at home. Christianity is the primary religion, followed by 37.6% of the community. A notable divergence appears in Other religious affiliations, comprising 3.2% in Byford against 1.4% across Greater Perth. Based on reported parental ancestry, the dominant heritages are English at 31.3%, Australian at 27.0% (surpassing the regional benchmark of 21.2%), and Other at 10.1%. Distinct cultural concentrations also include Dutch ancestry at 2.6% (compared to 1.5% across the region), New Zealand ancestry at 1.3% (versus 0.8%), and South Australian ancestry at 1.3% (versus 1.0%).
Frequently Asked Questions - Diversity
The median resident of Byford is 31, younger than 93% of areas nationally. 30.3% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age profile of the suburb of Byford is notably younger than Greater Perth at the upper spectrum. Estimates to August 2026 show children and young adults (0 - 24) representing 39.4% of the population, compared to 30.5% across Greater Perth, while retiree and elderly cohorts (65+) make up 8.2% versus 15.9% regionally. The median age remains at an estimated 31, matching the 2021 Census figure and sitting 6 years below the Greater Perth median of 37 and below the national Census median of 38. Looking forward to 2041, children and young adults are projected to lead numerical expansion by adding 2,875 residents (28%) to reach 13,062, while retiree and elderly cohorts will record the highest rate of change, expanding 86% to 3,949.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Byford
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 last month all 15 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 1,318 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (18,878 at the 2021 Census → 25,856 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL50230). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.