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

Based on AreaSearch's analysis, Bayswater - Embleton - Bedford's population is around 27,792 as of Feb 2026. This reflects an increase of 3,269 people (13.3%) since the 2021 Census, which reported a population of 24,523 people. The change is inferred from the estimated resident population of 26,740 from the ABS as of June 2024 and an additional 182 validated new addresses since the Census date. This population level equates to a density ratio of 2,012 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Bayswater - Embleton - Bedford's 13.3% growth since the 2021 census exceeded the national average (9.9%), as well as the SA3 area, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 78.8% 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). Regarding demographic trends, a population increase just below the median of statistical areas across the nation is expected, with the area expected to grow by 3,261 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 8.0% in total over the 17 years.

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

Bayswater - Embleton - Bedford has recorded around 120 residential properties granted approval per year, totalling 602 homes over the past 5 financial years. So far in FY-26, 74 approvals have been recorded. With an average of 3.4 people per year moving to the area for each dwelling built over the past 5 financial years (between FY-21 and FY-25), demand is significantly outpacing supply, which typically puts upward pressure on prices and increases competition among buyers, while new homes are being built at an average value of $274,000. Additionally, $63.3 million in commercial approvals have been registered this financial year, demonstrating high levels of local commercial activity.

Compared to Greater Perth, Bayswater - Embleton - Bedford records somewhat elevated construction (17.0% above regional average per person over the 5 year period), balancing buyer choice with support for current property values, though development activity has moderated in recent periods. New building activity shows 92.0% standalone homes and 8.0% townhouses or apartments, maintaining the area's traditional suburban character with a focus on family homes appealing to those seeking space. At around 282 people per approval, Bayswater - Embleton - Bedford reflects a transitioning market.

Looking ahead, Bayswater - Embleton - Bedford is expected to grow by 2,209 residents through to 2041 (from the latest AreaSearch quarterly estimate). Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Bayswater - Embleton - Bedford has limited levels of nearby infrastructure activity, ranking in the 12thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 39 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include METRONET East Bayswater Redevelopment, Morley Galleria Shopping Centre Redevelopment, Bayswater Apartments, and METRONET New Bayswater Station, with the list below detailing those likely to be of most relevance.

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.

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

Bayswater - Embleton - Bedford features a well-educated workforce, with professional services showing strong representation, an unemployment rate of just 2.8%, and 3.1% in estimated employment growth over the past year. As of December 2025, 16,401 residents are in work while the unemployment rate is 1.3% below Greater Perth's rate of 4.1%, and workforce participation is fairly standard (76.1% compared to Greater Perth's 71.9%). Based on Census responses, a low 9.8% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are health care & social assistance, professional & technical, and education & training. The area demonstrates a particularly notable concentration in professional & technical, with employment levels at 1.3 times the regional average. On the other hand, manufacturing is under-represented, with only 3.9% of Bayswater - Embleton - Bedford's workforce compared to 5.5% in Greater Perth. The predominantly residential area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, employment increased by 3.1% while labour force increased by 3.0%, with unemployment remaining essentially unchanged. In contrast, Greater Perth experienced employment growth of 2.3% and labour force growth of 2.6%, with a 0.3 percentage point rise. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Bayswater - Embleton - Bedford. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Bayswater - Embleton - Bedford's employment mix suggests local employment should increase by 6.6% over five years and 13.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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

As per AreaSearch's latest postcode level ATO data released for FY-23, the Bayswater - Embleton - Bedford SA2's median income among taxpayers is $65,881, with an average of $82,221. This is among the highest in Australia, and compares to Greater Perth's median of $60,748 and average of $80,248. Based on Wage Price Index growth of 9.62% since FY-23, current estimates would be approximately $72,219 (median) and $90,131 (average) as of September 2025. Census data reveals household, family and personal incomes in Bayswater - Embleton - Bedford cluster around the 70th percentile nationally. The earnings profile shows the $1,500 - 2,999 earnings band captures 30.0% of the community (8,337 individuals), reflecting patterns seen in the surrounding region where 32.0% similarly occupy this range. The district demonstrates considerable affluence with 31.1% earning over $3,000 per week, supporting premium retail and service offerings. After housing, 85.3% of income remains for other expenses and the area's SEIFA income ranking places it in the 7th decile.

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

Dwelling structure within Bayswater - Embleton - Bedford, as evaluated at the latest Census, comprised 83.3% houses and 16.7% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Perth metro's 77.8% houses and 22.1% other dwellings. Meanwhile, the level of home ownership within Bayswater - Embleton - Bedford was in line with that of Perth metro, at 28.7%, with the remainder of dwellings either mortgaged (42.2%) or rented (29.1%). The median monthly mortgage repayment in the area was above the Perth metro average at $2,000, while the median weekly rent figure was recorded at $350, compared to Perth metro's $1,907 and $350. Nationally, Bayswater - Embleton - Bedford's mortgage repayments are higher than the Australian average of $1,863, while rents are less than the national figure of $375.

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

Family households dominate at 68.6% of all households, comprising 30.9% couples with children, 26.4% couples without children, and 9.9% single parent families. Non-family households make up the remaining 31.4%, with lone person households at 27.1% and group households comprising 4.3% of the total. The median household size of 2.4 people is smaller than 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

Educational attainment in Bayswater - Embleton - Bedford significantly surpasses broader benchmarks, with 37.3% of residents aged 15+ holding university qualifications compared to 24.3% in the SA4 region and 27.9% in WA. This substantial educational advantage positions the area strongly for knowledge-based opportunities. Bachelor degrees lead at 25.2%, followed by postgraduate qualifications (7.9%) and graduate diplomas (4.2%). Trade and technical skills feature prominently, with 30.0% of residents aged 15+ holding vocational credentials, including advanced diplomas (11.1%) and certificates (18.9%).

Educational participation is notably high, with 27.3% of residents currently enrolled in formal education. This includes 8.6% in primary education, 6.6% in secondary education, and 6.2% pursuing tertiary education.

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

Public transport analysis reveals 190 active transport stops operating within Bayswater - Embleton - Bedford, comprising a mix of trains and buses. These stops are serviced by 50 individual routes, collectively providing 11,239 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 185 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 77%, with 9% by train and 8% by bus. Vehicle ownership averages 1.3 per dwelling, which is below the regional average. A relatively low 9.8% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 1,605 trips per day across all routes, equating to approximately 59 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

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

Bayswater - Embleton - Bedford faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is exceptionally high at approximately 60% of the total population (16,647 people).

The most common medical conditions in the area are mental health issues and asthma, impacting 8.6% and 7.2% of residents, respectively, while 70.5% declared themselves as completely clear of medical ailments compared to 71.9% across Greater Perth. The under-65 population demonstrates better than average health outcomes. The area has 16.9% of residents aged 65 and over (4,705 people), with national rankings broadly in line with the general population.

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

Bayswater - Embleton - Bedford was found to be more culturally diverse than the vast majority of local markets, with 20.7% of its population speaking a language other than English at home and 34.0% born overseas. The main religion in Bayswater - Embleton - Bedford is Christianity, which makes up 43.1% of the population. However, the most apparent overrepresentation was in Judaism, which comprises 0.3% of the population, compared to 0.3% across Greater Perth.

In terms of ancestry (country of birth of parents), the top three represented groups in Bayswater - Embleton - Bedford are English, comprising 25.8% of the population, Australian, comprising 21.0% of the population, and Other, comprising 10.8% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Polish is notably overrepresented at 1.2% of Bayswater - Embleton - Bedford (vs 0.7% regionally), Welsh at 0.8% (vs 0.7%) and Italian at 5.8% (vs 4.2%).

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

The 39-year median age in Bayswater - Embleton - Bedford is somewhat higher than Greater Perth's average of 37 and similarly very close to the 38-year national average. Compared to the Greater Perth average, the 35 - 44 cohort is notably over-represented (16.6% locally), while 15 - 24 year-olds are under-represented (11.1%). Post-2021 Census data shows the 15 to 24 age group has grown from 9.9% to 11.1% of the population. Conversely, the 25 to 34 cohort has declined from 15.2% to 13.9%. Population forecasts for 2041 indicate substantial demographic changes for Bayswater - Embleton - Bedford. Leading the demographic shift, the 75 to 84 group will grow by 55% (874 people), reaching 2,464 from 1,589. Demographic aging continues as residents 65 and older represent 63% of anticipated growth. On the other hand, the 0 to 4 and 5 to 14 cohorts are expected to experience population declines.