Bayswater - Embleton - Bedford

Population growth drivers in Bayswater - Embleton - Bedford are above average based on AreaSearch's ranking of recent, and medium to long-term trends

According to the analysis conducted by AreaSearch, the resident count in Bayswater - Embleton - Bedford reaches approximately 27,250 as of May 2026. This representing an expansion of 2,727 people (11.1%) from the 24,523 individuals recorded in the 2021 Census. This adjustment is calculated using the June 2025 ABS estimated resident population of 27,178 along with 220 validated new addresses registered after the Census. This population level yields a density of 1,973 persons per square kilometer, which exceeds the typical figure across assessed Australian suburbs. The local growth rate of 11.1% since the 2021 census paced ahead of the national benchmark (9.3%), placing the district among the region's leaders in expansion. This demographic gain was largely powered by international migration, which represented roughly 85.0% of the total population increase in recent times.

Projections from ABS and Geoscience Australia released in 2024 with a 2022 baseline are utilized by AreaSearch for each SA2. For locations lacking this data, and for long-term tracking after 2032, calculations apply age cohort growth rates from the 2023 release of the ABS Greater Capital Region projections, which reference 2022 statistics. Looking at future demographic shifts, the population is projected to expand at a rate slightly below the national median, gaining 3,014 persons by 2041 compared to current annual ERP figures, translating to a total rise of 10.8% over the 16 years.

AreaSearch assessment of residential development activity positions Bayswater - Embleton - Bedford among the top 25% of areas assessed nationwide

The Bayswater - Embleton - Bedford locality has registered an average of approximately 120 new residential approvals annually, totaling 602 dwellings over the 5 financial years from FY-21 to FY-25, and adding 121 in the current FY-26 period. Because 3.5 people have migrated to the district for every home completed across the 5 financial years from FY-21 to FY-25, demand remains well ahead of supply, typically elevating property prices and intensifying buyer competition, while the average estimated cost of these new constructions stands at $274,000. Additionally, commercial development approvals have reached $63.3 million during the current financial year, indicating a healthy level of local business investment.

Compared with Greater Perth, building volumes in Bayswater - Embleton - Bedford are somewhat elevated, tracking 17.0% above the wider metropolitan average per capita over the 5 year period, which supports local property valuations while offering options to buyers, though recent construction activity has slowed. Standalone houses represent 92.0% of the new building stock, while townhouses and apartments make up 8.0%, preserving the classic residential style of the suburb and catering to families prioritizing space. A ratio of roughly 286 people per approval points to a residential sector undergoing transition.

Projections indicate that Bayswater - Embleton - Bedford will add 2,942 residents by 2041, based on the most recent quarterly estimates from AreaSearch. If prevailing building patterns continue, the incoming supply of housing is expected to easily satisfy demand, maintaining favorable purchasing conditions and potentially supporting population growth above current forecasts.

Bayswater - Embleton - Bedford has limited levels of nearby infrastructure activity, ranking in the 9thth percentile nationally

Local infrastructure projects, planning initiatives, and major developments have a significant impact on local property markets. AreaSearch has identified a total of 39 projects that are expected to influence the immediate area. Major works include the Bayswater Bridge Medical and Wellness Centre, the METRONET East Bayswater Redevelopment, the Bayswater Apartments, and the Morley Galleria Shopping Centre Redevelopment, with key projects detailed below.

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

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Bayswater - Embleton - Bedford ranks among the top 25% of areas assessed nationally for overall employment performance

A highly qualified labor force characterizes Bayswater - Embleton - Bedford, with a strong contingent working in professional roles, a jobless rate of only 2.8%, and a 4.1% rise in estimated employment over the previous year. Active workers numbered 16,644 as of March 2026, while the local unemployment rate sat 1.4% below the Greater Perth level of 4.2%, and labor force participation was exceptionally high at 75.8% compared to the metropolitan benchmark of 70.2%. Census records indicate that only 9.8% of employed residents worked from home, though this figure may reflect the influence of public health restrictions.

The principal sectors of employment for local workers are health care & social assistance, professional & technical, and education & training. The community shows a high concentration of professional & technical workers, with numbers reaching 1.3 times the metropolitan average. Conversely, manufacturing is less prominent, employing just 3.9% of the workforce in Bayswater - Embleton - Bedford compared to 5.5% across Greater Perth. The heavily residential nature of the suburb means local job opportunities are relatively limited, as shown by comparing the count of Census workers against the resident workforce.

According to AreaSearch analysis of SALM and ABS statistics, the 12 months ending March 2026 saw employment expand by 4.1% and the total labor force grow by 4.0%, with unemployment holding steady. In comparison, Greater Perth recorded a 2.0% rise in jobs and a 2.5% increase in the labor force, accompanied by a 0.4 percentage point rise in unemployment. National forecasts released by Jobs and Skills Australia in May-25 provide a broader view of potential demand shifts in Bayswater - Embleton - Bedford. These projections, spanning five and ten-year horizons, have been applied to local employment distributions to project future patterns. Although the national job market is projected to grow by 6.6% over five years and 13.7% over ten years, the rates of change differ significantly by sector. Applying these national industry trends to the occupational profile of Bayswater - Embleton - Bedford indicates that local jobs could grow by 6.6% over five years and 13.7% over ten years, assuming a direct proportional weighting without local population adjustments.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

Based on the most recent postcode level data from the ATO for the 2023 financial year, taxpayers in the Bayswater - Embleton - Bedford SA2 record a median income of $65,881 and an average income of $82,221. These levels rank among the highest nationally, compared to the Greater Perth median of $60,748 and average of $80,248. Adjusted for Wage Price Index growth of 10.93% since the 2023 financial year, current figures would stand at approximately $73,082 for the median and $91,208 for the average as of March 2026. According to the Census, household, family, and individual incomes in the area reside near the 70th percentile of the nation. The weekly wage profile shows that the $1,500 - 2,999 bracket includes 30.0% of local earners, totaling 8,175 individuals, which matches the general pattern of the surrounding metropolitan region where 32.0% are in this bracket. High-earning households are common, with 31.1% making more than $3,000 weekly, which helps sustain high-end commercial services. After housing costs, residents retain 85.3% of their income for discretionary spending, placing the area in the 7th decile for the SEIFA index.

Bayswater - Embleton - Bedford is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

At the time of the latest Census, the residential mix in Bayswater - Embleton - Bedford consisted of 83.3% separate houses and 16.7% alternative housing options, such as semi-detached homes and apartments, compared to the Perth metro distribution of 77.8% separate houses and 22.1% alternative dwellings. Home ownership in the area matched the metropolitan rate of 28.7%, with mortgaged properties accounting for 42.2% and rental homes making up 29.1%. The median monthly mortgage payment of $2,000 exceeded the Perth metro average of $1,907, while the median weekly rent of $350 was identical to the metropolitan average. On a national scale, local mortgage repayments are higher than the Australian median of $1,863, whereas rental costs run below the national figure of $375.

Bayswater - Embleton - Bedford features high concentrations of group households, with a lower-than-average median household size

Families make up the majority of local households at 68.6%, consisting of couples with children at 30.9%, couples without children at 26.4%, and single parents at 9.9%. Non-family living arrangements account for the remaining 31.4%, with single-person households representing 27.1% and group homes making up 4.3%. The average household occupancy stands at 2.4 people, which is below the Greater Perth average of 2.6.

The educational profile of Bayswater - Embleton - Bedford exceeds national averages, with above-average qualification levels and academic performance metrics

The academic profile of Bayswater - Embleton - Bedford is highly advanced compared to regional and state levels, with 37.3% of residents aged 15+ holding a university degree, compared to 24.3% in the wider SA4 region and 27.9% across WA. This high rate of tertiary attainment places the local workforce in a strong position for white-collar roles. Bachelor degrees are the most common qualification at 25.2%, followed by postgraduate degrees at 7.9% and graduate diplomas at 4.2%. Vocational training is also well represented, with 30.0% of the population aged 15+ holding technical qualifications, split between advanced diplomas (11.1%) and certificates (18.9%).

Enrolment levels in the community are high, with 27.3% of the population actively participating in academic programs. This comprises 8.6% of residents in primary schooling, 6.6% in secondary institutions, and 6.2% enrolled in higher education courses.

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

Analysis of local transit infrastructure shows 190 active public transport stops in Bayswater - Embleton - Bedford, offering a combination of rail and bus services. These stops support 50 distinct routes, which accommodate 11,239 passenger journeys per week. Access to transit is highly rated, with residents living an average of 185 meters from their nearest stop. Because the suburb is primarily residential, the majority of workers travel outside the area for employment, with private cars remaining the primary travel mode at 77%, followed by train travel at 9% and bus travel at 8%. Households own an average of 1.3 vehicles, which is lower than the metropolitan average. A relatively small proportion of the workforce, 9.8%, worked from home according to the 2021 Census, a figure that may reflect pandemic conditions.

Transit service frequency averages 1,605 daily trips across all active routes, which translates to approximately 59 weekly trips per stop. The map provided displays the 100 closest transit stops to the central coordinates of the suburb.

Health performance in Bayswater - Embleton - Bedford is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Assessments of mortality statistics and chronic health conditions indicate that Bayswater - Embleton - Bedford face notable medical challenges, with common issues present across both younger and older cohorts, though the rate of private health insurance coverage is exceptionally high, encompassing roughly 60% of the population (16,322 people).

The most frequent conditions diagnosed among residents are mental health difficulties and asthma, affecting 8.6 and 7.2% of the population, respectively, while 70.5% reported no chronic medical issues compared to 71.9% across the Greater Perth area. Health metrics for residents under the age of 65 are better than the national average, and the area contains 4,477 people aged 65 and older, representing 16.4% of the population, with national health rankings matching the general public.

The level of cultural diversity witnessed in Bayswater - Embleton - Bedford was found to be above average when compared nationally for a number of language and cultural background related metrics

The demographic makeup of Bayswater - Embleton - Bedford shows high levels of multiculturalism compared to most suburbs, with 20.7% of the population using a non-English language at home and 34.0% born outside Australia. Christianity is the dominant religious affiliation, representing 43.1% of the community. However, the most distinct religious variance is found in Judaism, which makes up 0.3% of local residents, matching the 0.3% proportion across Greater Perth.

Regarding parent birthplaces, the primary ancestral backgrounds in Bayswater - Embleton - Bedford are English at 25.8%, Australian at 21.0%, and Other at 10.8%. There are also distinct concentrations of other heritage groups, with Polish heritage at 1.2% (compared to 0.7% in the region), Welsh heritage at 0.8% (compared to 0.7%), and Italian heritage at 5.8% (compared to 4.2%).

Bayswater - Embleton - Bedford's population aligns closely with national norms in age terms

The median age of 39 in Bayswater - Embleton - Bedford is slightly above the Greater Perth average of 37 and close to the national median of 38. Compared to metropolitan averages, the 35 - 44 cohort is highly represented at 16.9% locally, while young adults aged 15 - 24 are less common at 10.9%. Post-2021 Census indicators show the 15 to 24 group has risen from 9.9% to 10.9% of the population, while the 45 to 54 bracket decreased from 13.6% to 12.9%. Projections for 2041 suggest major demographic changes, led by a 60% increase in the 75 to 84 cohort, which is expected to rise from 1,493 to 2,383 people. This demographic aging means residents aged 65 and older will account for 57% of all projected growth, while the 0 to 4 and 5 to 14 age cohorts are projected to decrease in size.