Withers

Withers is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on analysis of ABS population updates for the broader area around the suburb of Withers, and new addresses validated by AreaSearch, the estimated population as of Feb 2026 is around 3,201. This reflects an increase of 222 people (7.5%) since the 2021 Census, which reported a population of 2,979 people. The change is inferred from the resident population of 3,179 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 732 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. The suburb's 7.5% growth since census positions it within 2.4 percentage points of the national average (9.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration that contributed approximately 55.00000000000001% of overall population gains during recent periods.

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 regional areas nationally is projected, with the suburb expected to expand by 668 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 20.1% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Withers averaging approximately 8 new dwelling approvals per year over the past five financial years, totalling an estimated 44 homes. As of FY-26, 5 approvals have been recorded. This results in an average of 3.2 people moving to the area per dwelling built annually between FY-21 and FY-25, indicating significant demand exceeding new supply. New properties are constructed at an average value of $313,000.

This financial year has seen $3.2 million in commercial approvals registered, suggesting the area's residential character. Compared to the Rest of WA, Withers shows substantially reduced construction, 52.0% below regional average per person, which generally supports stronger demand and values for established properties. This activity is also under the national average, indicating the area's established nature and potential planning limitations. New development consists of 80.0% detached houses and 20.0% attached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated population per dwelling approval is 351 people, reflecting its quiet, low activity development environment.

Population forecasts indicate Withers will gain approximately 643 residents by 2041, according to AreaSearch's latest quarterly estimate. If current construction levels persist, housing supply may lag population growth, likely intensifying buyer competition and underpinning price growth.

Withers has moderate levels of nearby infrastructure activity, ranking in the 47thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified nine projects likely to impact the area. Notable projects include Bunbury Regional Hospital Redevelopment, Usher Residential Land Release, SWAMS Health Hub and Community Centre, and Flynnwood Estate. The following list details those most relevant.

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

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.

Employment drivers in Withers are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Withers has a balanced workforce comprising white and blue-collar jobs, with manufacturing and industrial sectors well-represented. The unemployment rate was 11.8% in September 2025, showing an estimated employment growth of 6.1% over the past year, according to AreaSearch's statistical area data aggregation. As of that date, 1,349 residents were employed while the unemployment rate stood at 8.6%, which is higher than Rest of WA's rate of 3.3%.

Workforce participation in Withers was lower at 59.1% compared to Rest of WA's 67.2%. Census responses indicated that only 3.0% of residents worked from home, although Covid-19 lockdown impacts should be considered. Employment in Withers is concentrated in health care & social assistance, retail trade, and construction sectors. The area has a notable employment specialization in manufacturing, with an employment share of 1.8 times the regional level.

In contrast, agriculture, forestry & fishing employed only 1.2% of local workers, significantly lower than Rest of WA's 9.3%. Analysis of SALM and ABS data aggregated from broader statistical areas over the 12 months to September 2025 showed employment increased by 6.1%, while labour force grew by 5.4%, leading to a decrease in unemployment rate by 0.6 percentage points. This contrasts with Rest of WA, where employment rose by 1.4%, 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 provide insight into potential future demand within Withers. These projections estimate that national employment will expand by 6.6% over five years and 13.7% over ten years, with varying growth rates across different industry sectors. Applying these industry-specific projections to Withers' employment mix suggests local employment should increase by 5.7% over five years and 12.5% over ten years, although this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

The suburb of Withers has a lower income level compared to national averages, according to latest ATO data aggregated by AreaSearch for financial year 2023. The median income among taxpayers in Withers is $38,880, while the average income stands at $49,979. In contrast, figures for Rest of WA are $59,973 and $74,392 respectively. Based on Wage Price Index growth of 9.62% since financial year 2023, estimated incomes as of September 2025 would be approximately $42,620 (median) and $54,787 (average). Census data shows household, family and personal incomes in Withers fall between the 2nd and 7th percentiles nationally. Income distribution reveals that 30.7% of Withers' population earns within the $400 - $799 range, contrasting with the region where the $1,500 - $2,999 bracket leads at 31.1%. Lower-income residents make up 41.7% in Withers, indicating constrained household budgets. Housing affordability pressures are severe, with only 79.7% of income remaining, ranking at the 4th percentile nationally.

Withers is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure in Withers, as evaluated at the latest Census, comprised 76.6% houses and 23.5% other dwellings. In comparison, Non-Metro WA had 88.5% houses and 11.6% other dwellings. Home ownership in Withers was 24.2%, with dwellings either mortgaged (30.0%) or rented (45.8%). The median monthly mortgage repayment was $1,300, below Non-Metro WA's average of $1,560 and the national average of $1,863. The median weekly rent in Withers was $240, compared to Non-Metro WA's $265 and the national figure of $375.

Withers features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 59.1 percent of all households, including 17.8 percent couples with children, 21.4 percent couples without children, and 18.2 percent single parent families. Non-family households account for the remaining 40.9 percent, with lone person households at 36.9 percent and group households comprising 3.8 percent of the total. The median household size is 2.2 people, which is smaller than the Rest of WA average of 2.5.

Withers faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 11.6%, significantly lower than the Australian average of 30.4%. Bachelor degrees are the most common at 8.9%, followed by graduate diplomas (1.5%) and postgraduate qualifications (1.2%). Vocational credentials are prevalent, with 41.5% of residents aged 15+ holding them, including advanced diplomas (9.1%) and certificates (32.4%). Educational participation is high, with 28.5% of residents currently enrolled in formal education.

This includes 10.3% in primary education, 8.1% in secondary education, and 2.5% pursuing tertiary education.

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

The analysis of public transport in Withers shows that there are 42 active transport stops currently operating within the area. These stops serve a mix of bus routes, with a total of 4 individual routes providing service. Collectively, these routes offer 226 weekly passenger trips. The accessibility of transport in Withers is rated as excellent, with residents typically located an average of 181 meters from their nearest transport stop. As a primarily residential area, most residents commute outward to other areas for work or other purposes. The car remains the dominant mode of transportation, used by 92% of residents.

Vehicle ownership in Withers averages at 1.1 per dwelling, which is below the regional average. According to the 2021 Census, a relatively low 3.0% of residents work from home, which may reflect conditions related to COVID-19. The service frequency across all routes averages at 32 trips per day, equating to approximately 5 weekly trips per individual stop.

Health performance in Withers is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Withers faces significant health challenges, as assessed by AreaSearch through mortality rates and chronic condition prevalence. Multiple health conditions impact both younger and older age groups. Private health cover is low at approximately 47% of Withers' total population (~1,506 people), compared to 56.4% in the Rest of WA and the national average of 55.7%.

Mental health issues affect 13.1% of residents, while arthritis impacts 11.0%. Conversely, 57.7% report no medical ailments, lower than the 69.3% in the Rest of WA. The working-age population faces notable health challenges due to high chronic condition rates. Withers has 16.1% of residents aged 65 and over (515 people), compared to 19.2% in the Rest of WA. Health outcomes among seniors present some challenges, aligning with national rankings for the general population.

In terms of cultural diversity, Withers records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Withers' cultural diversity aligns with the broader regional average, with 83.8% of its population being citizens, 79.5% born in Australia, and 90.8% speaking English only at home. Christianity is the predominant religion in Withers, accounting for 39.7% of its population. Notably, the 'Other' religious category comprises 0.9% of Withers' population compared to 0.7% across the rest of WA.

Regarding ancestry, the top three groups are English (32.0%), Australian (27.5%), and Irish (7.6%). Some ethnic groups show notable variations: Dutch representation is higher at 1.8% in Withers versus 1.5% regionally, Maori at 1.2% compared to 1.0%, and Australian Aboriginal at 5.6% versus the regional average of 6.1%.

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

Withers's median age is 38 years, which is slightly below the Rest of WA average of 40 but aligns with the Australian median of 38. Compared to the Rest of WA average, the 25-34 age group is notably higher at 15.7% locally, while the 65-74 year-olds are under-represented at 9.3%. Post the 2021 Census, younger residents have lowered the median age by 1.2 years to 38. Specifically, the 25 to 34 age group has risen from 13.4% to 15.7%, and the 35 to 44 cohort has increased from 12.1% to 14.3%. Conversely, the 65 to 74 cohort has decreased from 11.2% to 9.3%, and the 45 to 54 group has dropped from 12.9% to 11.5%. By 2041, demographic modeling indicates Withers's age profile will change significantly. The 25 to 34 cohort is projected to grow by 46%, adding 232 residents to reach 735. Conversely, the 85+ cohort is projected to decline by 1 person.