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

Bayswater - Embleton - Bedford's population is approximately 26,951 as of November 2025. This figure reflects a growth of 2,428 people since the 2021 Census, which reported a population of 24,523. The increase is inferred from the estimated resident population of 26,740 in June 2024 and an additional 153 validated new addresses since the Census date. This results in a population density ratio of 1,951 persons per square kilometer, exceeding the national average according to AreaSearch's assessments. The area's growth rate of 9.9% since the 2021 census is higher than the national average of 8.9%, indicating it as a growth leader in the region. Overseas migration contributed approximately 78.8% of overall population gains during recent periods, driving this growth.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and post-2032 estimates, AreaSearch utilises growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Future demographic trends suggest a population increase just below the median of statistical areas across the nation. The area is expected to grow by 3,261 persons to reach a total population of approximately 30,212 by 2041, reflecting an overall increase of 11.3% over the 17-year period.

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

Bayswater - Embleton - Bedford has recorded approximately 120 residential property approvals per year over the past five financial years, totalling 602 homes. As of FY-26, 60 approvals have been recorded. On average, 3.4 people moved to the area annually for each dwelling built between FY-21 and FY-25. Demand significantly outpaces supply, which can put upward pressure on prices and increase buyer competition.

The average construction value of new homes is $274,000. In FY-26, $63.3 million in commercial approvals have been registered, indicating high local commercial activity. Compared to Greater Perth, the area records 17.0% higher construction per person over the past five years, balancing buyer choice and supporting property values.

However, development activity has moderated recently. The majority of new building activity consists of standalone homes (92.0%), maintaining the area's suburban character focused on family homes. With around 282 people per approval, Bayswater - Embleton - Bedford reflects a transitioning market. By 2041, it is projected to grow by 3,050 residents based on current development patterns and AreaSearch estimates. If these trends continue, new housing supply should meet demand, offering favourable conditions for buyers and potentially facilitating further population growth.

Bayswater - Embleton - Bedford has limited levels of nearby infrastructure activity, ranking in the 15thth percentile nationally

The performance of an area can significantly be influenced by changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 38 projects that are expected to impact the area. Notable projects include METRONET East Bayswater Redevelopment, Bayswater Apartments, Morley Galleria Shopping Centre Redevelopment, and METRONET New Bayswater Station. The following list details those projects likely to be 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 conditions in Bayswater - Embleton - Bedford demonstrate strong performance, ranking among the top 35% of areas assessed nationally

Bayswater - Embleton - Bedford has a well-educated workforce with strong professional services representation. Its unemployment rate was 2.9% in the past year, with an estimated employment growth of 2%.

As of September 2025, 16,175 residents are employed, with an unemployment rate of 1.0% below Greater Perth's rate of 4.0%, and workforce participation at 68.0%. Key industries include health care & social assistance, professional & technical services, and education & training. The area has a notable concentration in professional & technical services, with employment levels at 1.3 times the regional average. Manufacturing is under-represented, with only 3.9% of the workforce compared to Greater Perth's 5.5%.

Over the 12 months to September 2025, employment increased by 2.0%, while labour force increased by 2.0%, and unemployment remained essentially unchanged. In contrast, Greater Perth experienced employment growth of 2.9% and labour force growth of 3.0%, with a marginal rise in unemployment. State-level data to 25-Nov-25 shows WA employment contracted by 0.27%, losing 5,520 jobs, with the state unemployment rate at 4.6%, compared to the national rate of 4.3%. National employment forecasts from May-25 suggest a 6.6% growth over five years and 13.7% over ten years. Applying these projections to Bayswater - Embleton - Bedford's employment mix, local employment is expected to increase by 6.6% over five years and 13.7% over ten years.

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

AreaSearch released postcode-level ATO data for financial year 2022. Bayswater - Embleton - Bedford SA2's median income among taxpayers was $63,589, with an average of $78,420. This is among the highest in Australia, compared to Greater Perth's median of $58,380 and average of $78,020. Based on Wage Price Index growth of 14.2% since financial year 2022, current estimates would be approximately $72,619 (median) 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 (8,085 individuals). The district demonstrates considerable affluence with 31.1% earning over $3,000 per week. 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 ownership patterns similar to the broader region

Bayswater - Embleton - Bedford's dwellings, as per the latest Census, consisted of 83.3% houses and 16.7% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Perth metro's 72.7% houses and 27.3% other dwellings. Home ownership in the area was at 28.7%, with mortgaged dwellings at 42.2% and rented ones at 29.1%. The median monthly mortgage repayment was $2,000, higher than Perth metro's average of $1,855. The median weekly rent figure stood at $350, compared to Perth metro's $340. Nationally, the area's mortgage repayments exceeded the Australian average of $1,863, while rents were below the national figure of $375.

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

Family households constitute 68.6% of all households, including 30.9% couples with children, 26.4% couples without children, and 9.9% single parent families. Non-family households comprise the remaining 31.4%, with lone person households at 27.1% and group households making up 4.3%. The median household size is 2.4 people, larger than the Greater Perth average of 2.3.

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 shows a significant advantage with 37.3% of residents aged 15 and above holding university qualifications compared to the SA4 region's 24.3% and Western Australia's 27.9%. Bachelor degrees are the most common at 25.2%, followed by postgraduate qualifications (7.9%) and graduate diplomas (4.2%). Vocational credentials are also prominent, with 30.0% of residents aged 15 and above holding such qualifications - advanced diplomas at 11.1% and certificates at 18.9%. Educational participation is notably high in the area, 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

Bayswater - Embleton - Bedford has 190 active public transport stops offering a mix of train and bus services. These stops are served by 54 individual routes that together facilitate 11,800 weekly passenger trips. Residents enjoy excellent transport accessibility, with an average distance of 185 meters to the nearest stop.

Service frequency across all routes averages 1,685 trips per day, equating to approximately 62 weekly trips per stop.

Bayswater - Embleton - Bedford's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts

Health data shows relatively positive outcomes for Bayswater - Embleton - Bedford residents. The prevalence of common health conditions among the general population is quite low but higher than the national average among older and at-risk cohorts.

Private health cover is exceptionally high in this area, with approximately 59% of the total population (15,847 people) having it, compared to 55.2% across Greater Perth. Mental health issues and asthma are the most common medical conditions, affecting 8.6% and 7.2% of residents respectively. 70.5% of residents declare themselves completely clear of medical ailments, similar to the 70.2% in Greater Perth. The area has 16.4% of residents aged 65 and over (4,414 people), which is lower than the 18.1% in Greater Perth.

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 had a higher cultural diversity than most local markets, with 20.7% of its population speaking languages other than English at home and 34.0% born overseas. Christianity was the predominant religion in Bayswater-Embleton-Bedford, comprising 43.1% of its population. Judaism, however, showed an overrepresentation at 0.3%, compared to 0.7% across Greater Perth.

The top three ancestry groups were English (25.8%), Australian (21.0%), and Other (10.8%). Notably, Polish was slightly overrepresented at 1.2%, Welsh at 0.8%, and Italian at 5.8%.

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

The median age in Bayswater - Embleton - Bedford is 39 years, which is higher than Greater Perth's average of 37 years and close to Australia's national average of 38 years. The 35-44 age cohort is over-represented at 16.7% locally compared to the Greater Perth average, while the 15-24 year-olds are under-represented at 10.8%. According to post-2021 Census data, the 15-24 age group has increased from 9.9% to 10.8%, and the 25-34 cohort has decreased from 15.2% to 14.4%. By 2041, significant demographic changes are forecasted for Bayswater - Embleton - Bedford. The 75-84 age group is projected to grow by 70%, reaching 2,464 people from 1,452. Residents aged 65 and older will represent 60% of the anticipated population growth. Conversely, the 0-4 and 5-14 age groups are expected to experience population declines.