Chart Color Schemes
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
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
Find a Recent Sale
Sales Detail
Lower King has an estimated 1,972 residents, up from 1,890 at the 2021 Census — a change of 82 people, or 4.3%. That puts 217 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
According to AreaSearch's evaluation of broader ABS demographic data alongside newly verified addresses since the Census, the suburb of Lower King records an estimated population of approximately 1,972 as of Aug 2026. This represents an addition of 82 people (4.3%) compared to the 1,890 people counted in the 2021 Census. This adjustment stems from an Estimated Resident Population figure of 1,969 determined by AreaSearch after reviewing the ABS release in June 2025, combined with 15 validated new addresses identified post-Census. Consequently, population density stands at 217 persons per square kilometer, indicating generous space per resident and scope for additional housing.
Inbound interstate migration served as the primary contributor to demographic expansion, accounting for roughly 52.0% of overall net additions in recent times, with natural increase and overseas arrivals also contributing positively. Population forecasts applied by AreaSearch incorporate ABS/Geoscience Australia projections released in 2024 (using 2022 as a base year) across individual SA2 boundaries. For unmapped locations and periods beyond 2032, cohort-based growth rates from the ABS Greater Capital Region projections (published in 2023 from 2022 data) are used. Projections indicate demographic growth will exceed the non-metropolitan national median, with the suburb of Lower King anticipated to expand by 253 persons by 2041 across aggregated SA2 modeling, representing an overall rise of 12.7% across the 16 years.
Frequently Asked Questions - Population
33 new dwellings have been approved in Lower King over the past five years, an average of 6 a year. That is 3.4 approvals per 1,000 residents. Approvals are currently running at an annualised 10, running ahead of 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
Examining building permit approvals from the ABS mapped to statistical districts, AreaSearch identifies that Lower King averages around 6 dwellings approved annually for construction. Across the past 5 financial years (between FY-21 and FY-25), roughly 33 homes were approved, including 10 so far in FY-25. The balance between local demand and residential supply remains steady, with an average of 1.1 people relocating to the suburb each year per residential build over the past 5 financial years (between FY-21 and FY-25), while newly built dwellings reflect an average construction value of $420,000.
When evaluated against Rest of WA, residential approval volumes per capita in Lower King track at around two-thirds the regional pace, placing the suburb at the 54th percentile across Australia. This below-average national standing highlights a mature urban footprint alongside potential planning constraints. Approvals are heavily weighted toward detached houses at 86.0%, with townhouses or apartments making up 14.0%, reinforcing the low-density landscape favored by buyers seeking generous space. Overall, there are roughly 261 people per dwelling approval across the suburb. Longer-term demographic estimates indicate that Lower King will gain an additional 250 residents by 2041 according to the latest AreaSearch quarterly figures. Should residential construction continue at current levels, housing availability could struggle to absorb this population expansion, creating upward pressure on prices and heightened competition across the local property market.
Frequently Asked Questions - Development
Development applications around Lower King
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 26 current infrastructure and development projects close to Lower King, worth an estimated $703 million. 5 are already under construction and 10 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development and agriculture & rural development. 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
Local infrastructure, major capital projects, and regional development initiatives play a crucial role in shaping community outcomes. Currently, no active projects have been flagged by AreaSearch as directly impacting the immediate vicinity. Key regional undertakings include Oyster Harbour Estate, Bayview Heights Estate, South Coast Highway Improvements: Albany To Esperance, and South West Interconnected System Transformation, with notable initiatives outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Oyster Harbour Green Social Housing Project
Advance Housing, in partnership with the Cook and Albanese Labor Governments, is delivering 36 new social and affordable rental homes across four buildings in Bayonet Head, Albany. The mix of 25 social homes and 11 affordable rental units will provide one- and two-bedroom dwellings for singles and small families, built to a minimum average 7-star NatHERS energy rating and the Gold Standard of the Livable Housing Design Guidelines. Wauters Building Company was appointed as the construction contractor in June 2026, with the project having broken ground around April 2026.The State Government is contributing 11.08 million dollars in grant funding, with a further 9.5 million dollars from the Commonwealth via Housing Australia, and the balance funded by Advance Housing. Practical completion is forecast for late 2027.
Oyster Harbour Estate
Master-planned residential community at Bayonet Head, Albany WA, overlooking Oyster Harbour and the Kalgan River. A joint venture between DevelopmentWA and Heath Development Company, the estate will ultimately provide up to 1,899 residential homesites across 35 hectares of public open space, including man-made lakes, playgrounds, boardwalks and pedestrian pathways, plus fibre to home connectivity. Stage 8B (19 lots, including two social housing lots) sold out following construction completion in late 2024. In February 2026 the WA Government released the first 20 lots of Stage 9 (part of a 46-lot release including seven social housing lots), with civil works due to start in May 2026 and titles expected by December 2026.
Bayview Heights Estate
Residential estate consisting of 125 new homes, developed by Peet Limited in an exclusive development in Bayonet Head, overlooking Oyster Harbour. The project is fully sold out.
Spencer Park Renewal Project - Hardie Road Mixed-Use Development
State-backed mixed-use renewal project within the Spencer Park Improvement Special Control Area in Albany, delivering 51 new social, affordable and key worker homes along Hardie Road alongside a new Albany Dental Clinic and office space. The project sits within the Spencer Park Renewal Project, which is progressively upgrading streetscapes, public spaces and housing around the neighbourhood centre, guided by an adopted Local Development Plan to enable higher density mixed-use development close to schools, health services and shops.
Spencer Park Education Support Centre Redevelopment
Redevelopment and upgrade of the Spencer Park Education Support Centre facilities, which caters to students with Autism, Intellectual Disabilities, and other special learning needs. The need for additional space was highlighted in a 2017 review, and the school has since undertaken a review process to align with Department of Education requirements and a new Business Plan (2025-2027) for improvement in learning and inclusion.
Spencer Park Renewal Project
A revitalisation project to refurbish existing social housing, improve public spaces and streetscapes, and enhance connectivity in Spencer Park. The $4 million investment component included the refurbishment of eight public housing units, construction of eight new public housing dwellings, and upgrades to Hardie Road and Mokare Park. This investment has been substantially delivered, and the overall project continues to evolve with additional housing components.
South Regional TAFE - Albany Trade Workshop
New facilities will deliver training in traditional trades and stimulate local economy. The new workshops will replace the campus' existing 50-year old trade facilities.
Yakamia/Lange Structure Plan
District structure plan adopted by the City of Albany and endorsed by the Western Australian Planning Commission to guide long-term urban expansion, residential zonings, conservation corridors, and key road networks across the Yakamia and Lange localities. It coordinates infrastructure staging, open space integration, and transport connectivity north of Albany's central area.
978 residents of Lower King are employed, from a labour force of 1,007. Unemployment sits at 2.9%, with participation at 60.4%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,575, about 80% 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
Lower King maintains a capable local workforce anchored by essential service industries, recording a low jobless rate of 2.9% across aggregated statistical area metrics compiled by AreaSearch. In March 2026978 residents were employed, and the local unemployment level tracked 0.6% under the 3.5% seen across Regional WA. However, the labor participation rate of 60.4% remains well below the 65.4% recorded in Regional WA. Working from home accounted for a modest 4.5% of workers at the Census, though pandemic-related movement restrictions should be taken into account. Key sectors employing local residents are health care & social assistance, education & training, along with construction.
In particular, health care & social assistance displays strong local concentration, with worker representation tracking 1.6 times above the regional benchmark. Conversely, mining accounts for only 2.7% of resident employment, trailing the 11.7% observed across Regional WA. Comparison between resident counts and local workplace numbers suggests resident employment opportunities within the immediate area are limited. ABS and SALM figures aggregated by AreaSearch show that in the 12 months to March 2026, the local workforce contracted by 6.6% while total employment fell by 8.0%, driving an increase in the unemployment rate of 1.5 percentage points. Over the same timeframe, Regional WA recorded an employment decrease of 0.1%, labor force expansion of 0.3%, and an unemployment rise of 0.4 percentage points. Forward-looking guidance from Jobs and Skills Australia (dated Mar-26) outlines broader employment expectations over five and ten-year horizons. Nationally, jobs are projected to grow by 6.6% over five years and 13.7% over ten years, with performance varying by industry. Applying these industry trajectories to the specific sector distribution in Lower King suggests local jobs could grow by 6.5% over five years and 13.6% over ten years (based purely on weighted industry modeling for illustration, excluding local population changes).
Frequently Asked Questions - Employment
Median household income in Lower King is $1,448 a week (about $75,000 a year), with median personal income at $727 a week. ATO records put median taxable income at $49,082 a year against an average of $61,863. 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 statistics compiled by AreaSearch for financial year 2023 record a median taxable income of $49,082 and a mean of $61,863 for Lower King taxpayers. These figures trail national norms as well as Regional WA figures of $59,973 (median) and $74,392 (mean). Factoring in cumulative Wage Price Index growth of 10.93% since financial year 2023 brings estimated values to approximately $54,447 for median earnings and $68,625 for average earnings as of March 2026. Data from Census 2021 positions personal, family, and household incomes in moderate territory between the 32nd and 34th percentiles.
Weekly earnings between $1,500 - 2,999 form the largest single cohort at 29.7% (585 residents), aligning closely with the 31.1% reported across the wider region. Residents retain 86.7% of income after housing expenses, while disposable earnings rank at the 36th percentile and socioeconomic SEIFA income status sits in the 5th decile.
Frequently Asked Questions - Income
Lower King had 693 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 41% are owned with a mortgage, 12% rented and 47% owned outright. At that Census the median rent was $320 a week and the median mortgage repayment $1,619 a month. Rent absorbs 22.1% of household income here and mortgage repayments 25.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the residential composition in Lower King was dominated by separate houses at 99.0%, with other dwellings comprising 1.0% (covering apartments, semi-detached options, and other housing categories), contrasting with Regional WA where houses formed 88.5% and alternative options made up 11.6%. Outright home ownership in the suburb reached 46.7%, far exceeding the regional benchmark, while 40.9% of properties carried a mortgage and 12.4% were occupied by tenants. Median monthly mortgage commitments stood at $1,619, above Regional WA's $1,560, while typical weekly rent was $320 versus $265 regionally.
On a national scale, mortgage payments in Lower King sit well beneath the Australian average of $1,863, and weekly rents are markedly lower than the nationwide figure of $375.
Frequently Asked Questions - Housing
Lower King counted 693 households at the 2021 Census, averaging 2.5 people each. 31% are couples with children, against 37% couples without children. 20% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the bulk of households at 78.6%, including couples without children (36.8%), couples with children (30.7%), and single parent households (9.2%). The remaining 21.4% consists of non-family arrangements, with single-person living arrangements accounting for 19.8% and group households representing 1.7%. The typical household size of 2.5 people aligns with the Regional WA standard.
Frequently Asked Questions - Households
19.6% of adults in Lower King hold a university qualification, including 14.0% with a bachelor degree and 3.3% with postgraduate qualifications, higher than 84% of areas nationally. A further 29.1% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Higher education qualifications present an area for potential growth, as 19.6% of residents hold university degrees, significantly under the 30.4% national average. Among degree holders, bachelor degrees are most prevalent at 14.0%, followed by postgraduate awards at 3.3% and graduate diplomas at 2.3%. Vocational and technical training is well represented, with 40.9% of individuals aged 15+ possessing vocational credentials, including advanced diplomas (11.8%) and certificate-level courses (29.1%). Active learning participation is strong throughout the community, with 27.2% of locals participating in an educational course. Secondary schooling accounts for 10.1% of residents, primary education comprises 9.6%, and 2.3% are enrolled in tertiary study.
Frequently Asked Questions - Education
Schools Detail
Getting around Lower King means driving: households keep an average of 2.0 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Local transit analysis shows 15 active bus stops located within the suburb of Lower King. A single network route services these stops, providing 20 weekly passenger trips in aggregate. Public transit access is moderate, with residents on average situated 446 meters from their closest stop. Commuting is predominantly outward-bound and private-vehicle-oriented, with private motor cars accounting for 96% of journeys. Households maintain an average of 2.0 vehicles, exceeding regional figures, while a small 4.5% worked from home at the 2021 Census amid prevailing pandemic settings. Scheduled services across the route network average 2 trips per day, translating to roughly 1 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.0% of residents in Lower King report no long-term health condition. 3.7% need daily assistance with core activities, and 51.8% hold private health cover. The standardised death rate runs at 5.2 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health metrics evaluated by AreaSearch indicate positive outcomes across Lower King, with low rates of chronic conditions and mortality spanning older and younger demographics alike. Private medical coverage is held by approximately 52% of residents (~1,020 people), which tracks beneath the Regional WA benchmark of 56.4%. The primary ongoing health diagnoses reported locally were arthritis (9.3%) and mental health conditions (8.3%), whereas 68.0% of the community indicated no long-term medical conditions, comparable to the 69.3% benchmark across Regional WA. General health among working-age individuals aligns with standard trends. Seniors aged 65 and over make up 25.3% of the populace (498 people), exceeding the 19.1% share in Regional WA, with older residents recording particularly favorable health indicators that outrank nationwide averages.
Frequently Asked Questions - Health
Lower King is largely Australian-born, at 80.6% of residents, with 3.7% speaking a language other than English at home. The largest reported ancestries are English (37.1%) and Australian (30.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity measures indicate a largely homogeneous profile in the suburb of Lower King, where 80.6% of residents were born in Australia, 90.2% hold Australian citizenship, and 96.3% speak only English within the home. Christianity represents the leading religious affiliation, accounting for 39.6% of the population. Regarding other faiths, no residents reported practicing Judaism, matching the zero presence observed throughout Regional WA. Parental birth heritage is led by English roots (37.1%), surpassing the regional proportion of 31.3%, followed by Australian ancestry at 30.0% and Scottish heritage at 8.5%. Other cultural backgrounds show specific variations from regional averages, including South Australian heritage at 1.3% (against 0.6% regionally), Dutch background at 1.6% (compared to 1.5%), and New Zealand roots at 0.8% (versus 0.9%).
Frequently Asked Questions - Diversity
The median resident of Lower King is 48, older than 88% of areas nationally. 18.8% 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 demographic profile of the suburb of Lower King leans heavily toward older households. AreaSearch estimates for August 2026 indicate that 25.3% of the community belongs to retirement or senior age groups (65+), compared with 19.1% across Regional WA, while adults aged 25 - 44 represent 19.7% compared to 26.6% regionally. The estimated median age in August 2026 remains at 48, unchanged from the 2021 Census, which sits 8 years above the Regional WA figure of 40 and well above the Australian Census median of 38. Since the Census, the senior cohort has expanded from 23.4% to 25.3%.
Looking forward to 2041, younger to middle-aged adults are anticipated to show the largest numerical addition, increasing by 132 (34%) to reach 520.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Lower King
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, Local governments Daily | May 2026 4 months ago all 2 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 May 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 — 15 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (1,890 at the 2021 Census → 1,972 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 (SAL50865). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.