Lower King

An assessment of population growth drivers in Lower King reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, the Lower King statistical area (SA2) had an estimated population of around 2,219 as of Nov 2025. This reflects an increase of 329 people (17.4%) since the 2021 Census, which reported a population of 1,890 people. The change is inferred from the resident population of 2,136 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 15 validated new addresses since the Census date. This level of population equates to a density ratio of 244 persons per square kilometer, providing significant space per person and potential room for further development. The Lower King's 17.4% growth since the 2021 census exceeded the SA3 area (8.7%), along with the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration that contributed approximately 52.0% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and to estimate growth across all areas in the years post-2032, AreaSearch is utilising the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Anticipating future population dynamics, an above median population growth of Australia's non-metropolitan areas is projected, with the Lower King expected to increase by 280 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 4.2% in total over the 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, allocated from statistical area data, shows Lower King experienced around 7 dwellings receiving development approval per year. Approximately 37 homes were approved between FY21 and FY25, with 9 approved so far in FY26.

This indicates an average of approximately 3.8 new residents arriving per dwelling constructed over the past five financial years. Supply has substantially lagged demand, leading to heightened buyer competition and pricing pressures. Developers have focused on the premium market, with new homes being built at an average value of $408,000.

Compared to the rest of WA, Lower King has around two-thirds the rate of new dwelling approvals per person, placing it among the 45th percentile nationally in terms of dwelling choices for buyers. Recent development has been entirely comprised of standalone homes, preserving the area's low density nature and attracting space-seeking buyers. The estimated count of 368 people per dwelling approval reflects its quiet, low activity development environment. Population forecasts indicate Lower King will gain 92 residents by 2041. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Lower King has limited levels of nearby infrastructure activity, ranking in the 12thth percentile nationally

No changes can significantly affect a region's performance like alterations to local infrastructure, major projects, and planning initiatives. AreaSearch has identified zero projects that are expected to 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. The following list details those projected to be most relevant.

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Employment conditions in Lower King demonstrate strong performance, ranking among the top 35% of areas assessed nationally

Lower King has a skilled workforce with an unemployment rate of 1.9%, as aggregated from statistical area data by AreaSearch. As of September 2025, 1,071 residents are employed while the unemployment rate is 1.4% lower than Rest of WA's rate of 3.3%.

Workforce participation is similar to Rest of WA's 59.4%. Key industries for employment among residents are health care & social assistance, education & training, and construction. Employment levels in health care & social assistance are notably high at 1.6 times the regional average. Conversely, mining shows lower representation at 2.7% compared to the regional average of 11.7%.

The area may offer limited local employment opportunities, with a lower count of Census working population than resident population. In the 12-month period ending September 2025, Lower King's labour force decreased by 4.3%, alongside a 3.8% employment decline, causing unemployment to fall by 0.5 percentage points. This contrasts with Rest of WA, where employment grew by 1.4%, labour force expanded by 1.2%, and unemployment fell by 0.2 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Lower King. These projections estimate that national employment will expand by 6.6% over five years and 13.7% over ten years, with growth rates varying 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. However, 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 suburb's income level is below national average, per latest ATO data aggregated by AreaSearch for financial year 2023. Median income among taxpayers is $49,082, average income stands at $61,863, compared to Rest of WA's $59,973 and $74,392 respectively. By September 2025, estimated incomes would be approximately $53,804 (median) and $67,814 (average), based on Wage Price Index growth of 9.62% since financial year 2023. According to the 2021 Census, household, family, and personal incomes rank modestly in Lower King, between the 32nd and 34th percentiles. The largest income segment comprises 29.7% earning $1,500 - $2,999 weekly (659 residents), similar to regional levels at 31.1%. Housing costs are manageable with 86.7% retained, but disposable income is below average at the 36th percentile. The area'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), compared to Non-Metro WA's 92.1% houses and 8.0% 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 $1,490. The median weekly rent in Lower King was $320, compared to Non-Metro WA's $280. Nationally, Lower King's mortgage repayments were lower at $1,619 versus 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 higher-than-average median household size

Family households compose 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 make up the remaining 21.4%, with lone person households at 19.8% and group households comprising 1.7%. The median household size is 2.5 people, larger than the Rest of WA average of 2.4.

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, with 27.2% of residents currently enrolled in formal education.

This includes secondary education (10.1%), primary education (9.6%), and tertiary education (2.3%).

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 operating within its boundaries. These stops serve a mix of bus routes. There is 1 individual route providing service to these stops, collectively offering 20 weekly passenger trips.

Transport accessibility in Lower King is rated as moderate, with residents typically located 446 meters from the nearest transport stop. The average service frequency across all routes is 2 trips per day, equating to approximately 1 weekly trip per individual stop.

Health outcomes in Lower King are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

Lower King's health indicators show below-average outcomes, with common health conditions slightly more prevalent than average across both younger and older age cohorts.

Approximately 52% (~1,148 people) have private health cover, which is relatively low. The most common medical conditions are arthritis (9.3%) and mental health issues (8.3%). About 68.0% of residents report no medical ailments, compared to 64.7% in the rest of WA. Residents aged 65 and over comprise 23.1% (512 people), higher than the 21.0% in Rest of WA. Health outcomes among seniors are strong, performing better than the general population in health metrics.

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 showed lower cultural diversity, with 80.6% born in Australia, 90.2% being citizens, and 96.3% speaking English only at home. Christianity was the predominant religion at 39.6%. Judaism was not represented (0.0%) compared to a regional average of 0.1%.

The top ancestry groups were English (37.1%), Australian (30.0%), and Scottish (8.5%). Notably, South African ancestry was higher in Lower King at 1.3% (regional: 0.6%), Dutch at 1.6% (regional: 2.3%), and New Zealand at 0.8% (regional: 0.7%).

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

Lower King's median age of 48 years is notably higher than Rest of WA's 40, which is also older than the national norm of 38. Compared to the Rest of WA average, Lower King has a notably over-represented 65-74 cohort (14.0% locally), while the 25-34 year-olds are under-represented (9.2%). Between 2021 and present, the 25-34 age group grew from 8.0% to 9.2%, the 35-44 cohort increased from 11.0% to 12.2%, while the 5-14 cohort declined from 12.3% to 11.0%. Demographic modeling suggests that Lower King's age profile will evolve significantly by 2041. The 25-34 age cohort is projected to expand notably, increasing by 84 people (42%) from 204 to 289. Conversely, population declines are projected for the 5-14 and 75-84 cohorts.