Lower King

Lower King has seen population growth performance typically on par with national averages when looking at short and medium term trends

Based on ABS population updates and AreaSearch validations, the estimated population of Lower King as of Feb 2026 is around 2,220. This reflects an increase of 330 people since the 2021 Census which reported a population of 1,890. The change is inferred from AreaSearch's resident population estimate of 2,136 following examination of ABS' latest ERP data release (June 2024) and additional validated new addresses since the Census date. This level of population results in a density ratio of 244 persons per square kilometer. Lower King's growth rate of 17.5% since the 2021 Census exceeded that of its SA3 area (9.0%) and SA4 region, making it a growth leader. Interstate migration contributed approximately 52.0% to overall population gains during recent periods.

AreaSearch is using ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered by this data and post-2032 growth estimation, AreaSearch utilises ABS' latest Greater Capital Region projections released in 2023 based on 2022 data. Considering projected demographic shifts, the suburb is expected to expand by 278 persons to 2041, reflecting an increase of 3.8% over 17 years.

AreaSearch analysis of residential development drivers sees Lower King recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers shows Lower King recorded approximately 7 residential properties granted approval each year over the past five financial years, totalling an estimated 37 homes. In FY-26 so far, 9 approvals have been recorded. Over these five years (FY-21 to FY-25), an average of 3.8 people moved to the area per dwelling built.

This high demand exceeds new supply, typically leading to price growth and increased buyer competition. The average construction value of new homes is $408,000, indicating a focus on the premium segment with upmarket properties. Compared to Rest of WA, Lower King has around 66% of the construction activity per person and ranks in the 45th percentile nationally, suggesting limited buyer options but strong demand for established dwellings.

Recent development has been entirely standalone homes, maintaining the area's traditional low density character appealing to those seeking space. The estimated population per dwelling approval is 368 people, reflecting its quiet development environment. Future projections estimate Lower King will add 84 residents by 2041. Based on current development patterns, new housing supply should meet demand, offering good conditions for buyers and potentially facilitating further population growth.

Lower King has limited levels of nearby infrastructure activity, ranking in the 15thth percentile nationally

No factors influence a region's performance more than alterations to nearby infrastructure, significant projects, and planning initiatives. AreaSearch has pinpointed 0 projects that could potentially impact this area. Notable projects include Oyster Harbour Estate, Bayview Heights Estate, South Coast Highway Improvements: Albany To Esperance, and South West Interconnected System Transformation, with the following list outlining those most pertinent.

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

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

Lower King has a skilled workforce with essential services sectors well represented. The unemployment rate was 1.9% as of September 2025, according to AreaSearch aggregation of statistical area data. In that month, 1,076 residents were in work and the unemployment rate was 1.4% lower than Rest of WA's rate of 3.3%.

Workforce participation lagged significantly at 60.3%, compared to Rest of WA's 67.2%. Census responses indicated that only 4.5% of residents worked from home, though Covid-19 lockdown impacts should be considered. Dominant employment sectors among residents include health care & social assistance, education & training, and construction. The area showed a notable concentration in health care & social assistance, with employment levels at 1.6 times the regional average.

Conversely, mining employed only 2.7% of local workers, below Rest of WA's 11.7%. Analysis of SALM and ABS data over a 12-month period revealed that Lower King's labour force decreased by 4.3% while employment declined by 3.8%, resulting in an unemployment rate fall of 0.5 percentage points. This contrasted with Rest of WA, where employment rose by 1.4%, the labour force grew by 1.2%, and unemployment fell by 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 offer insights into potential future demand within Lower King. These projections suggest that national employment should expand by 6.6% over five years and 13.7% over ten years, with growth rates differing significantly between industry sectors. Applying these industry-specific projections to Lower King's employment mix suggests local employment should increase by 6.5% over five years and 13.6% over ten years, though it is important to note that this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.

Income levels sit below national averages according to AreaSearch assessment

Lower King had a median income among taxpayers of $49,082 during financial year 2023. The average income was $61,863. These figures are below the national averages of $59,973 and $74,392 for Rest of WA respectively. By September 2025, estimates suggest median income will be approximately $53,804 and average income $67,814, based on a 9.62% growth in wages since financial year 2023. Census 2021 data shows household, family and personal incomes rank modestly in Lower King, between the 32nd and 34th percentiles. Income distribution indicates that 29.7% of residents (659 individuals) earn within the $1,500 - 2,999 range, similar to the regional average of 31.1%. Housing costs are manageable with 86.7% retained, but disposable income is below average at the 36th percentile. Lower King's SEIFA income ranking places it in the 5th decile.

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

Lower King's dwelling structure, as per the latest Census, consisted of 99.0% houses and 1.0% other dwellings (semi-detached, apartments, 'other' dwellings). Non-Metro WA, on the other hand, had 88.5% houses and 11.6% other dwellings. Home ownership in Lower King stood at 46.7%, with mortgaged dwellings at 40.9% and rented ones at 12.4%. The median monthly mortgage repayment was $1,619, higher than Non-Metro WA's average of $1,560. Weekly rent median in Lower King was $320, compared to Non-Metro WA's $265. Nationally, Lower King's mortgage repayments were lower at $1,619 vs Australia's average of $1,863, and rents were substantially below the national figure of $375.

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

Family households comprise 78.6% of all households, including 30.7% couples with children, 36.8% couples without children, and 9.2% single parent families. Non-family households account for the remaining 21.4%, with lone person households at 19.8% and group households making up 1.7% of the total. The median household size is 2.5 people, which is in line with the average for the Rest of WA.

Lower King shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

The area's university qualification rate is 19.6%, significantly lower than Australia's average of 30.4%. Bachelor degrees are the most common at 14.0%, followed by postgraduate qualifications (3.3%) and graduate diplomas (2.3%). Vocational credentials are prevalent, with 40.9% of residents aged 15+ holding them, including advanced diplomas (11.8%) and certificates (29.1%). Educational participation is high at 27.2%, with 10.1% in secondary education, 9.6% in primary education, and 2.3% pursuing tertiary education.

Educational participation is notably high, with 27.2% of residents currently enrolled in formal education. This includes 10.1% in secondary education, 9.6% in primary education, and 2.3% pursuing tertiary education.

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

Lower King has 15 active public transport stops, all serving buses. These stops are covered by one route, offering a total of 20 weekly passenger trips. Transport accessibility is moderate, with residents living an average of 446 meters from the nearest stop. Most residents commute outward daily due to its residential nature. Cars remain the primary mode of transport, used by 96% of residents. On average, there are 2 vehicles per dwelling, higher than the regional norm.

Only 4.5% of residents work from home (as per the 2021 Census, possibly influenced by COVID-19 conditions). Service frequency averages 2 trips per day across all routes, translating to approximately one weekly trip per individual stop.

The level of general health in Lower King is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Lower King demonstrates above-average health outcomes based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both young and old age cohorts show low prevalence of common health conditions.

Private health cover is relatively low at approximately 52% of the total population (around 1,149 people), compared to 56.4% across Rest of WA. The most common medical conditions are arthritis and mental health issues, affecting 9.3 and 8.3% of residents respectively. 68.0% of residents declare themselves completely clear of medical ailments, compared to 69.3% across Rest of WA. Health outcomes among the working-age population are broadly typical. The area has 22.3% of residents aged 65 and over (495 people), which is higher than the 19.2% in Rest of WA. Health outcomes among seniors are particularly strong, with national rankings even higher than the general population.

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

Lower King, surveyed in June 2016, had low cultural diversity with 80.6% of its population born in Australia, 90.2% being citizens, and 96.3% speaking English only at home. Christianity was the dominant religion, comprising 39.6%. Judaism, however, was not represented (0.0%), similar to Rest of WA's 0.0%.

In ancestry, English was prominent at 37.1%, higher than the regional average of 31.3%. Australian heritage was also significant at 30.0%. Scottish ancestry stood at 8.5%. Notably, South African (1.3% vs 0.6%), Dutch (1.6% vs 1.5%) and New Zealand (0.8% vs 0.9%) ethnicities were overrepresented compared to regional averages.

Lower King hosts an older demographic, ranking in the top quartile nationwide

Lower King's median age of 48 years exceeds Rest of WA's 40 and is considerably older than Australia's national norm of 38. Compared to the Rest of WA average, the 65-74 cohort is notably over-represented at 13.8% locally, while the 25-34 age group is under-represented at 9.9%. Between 2021 and present, the 25-34 age group has grown from 8.0% to 9.9%, and the 35-44 cohort has increased from 11.0% to 12.2%. Conversely, the 5-14 age group has declined from 12.3% to 10.8%. Demographic modeling suggests Lower King's age profile will change significantly by 2041. The 25-34 age cohort is projected to expand by 72 people (33%), from 219 to 292. Conversely, population declines are projected for the 5-14 and 85+ cohorts.