Bayswater - Embleton - Bedford
Statistical Area - sa2

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

As of November 2025, Bayswater - Embleton - Bedford's population is approximately 26,951, reflecting a growth of 2,428 people since the 2021 Census. This increase represents a 9.9% change from the previous population count of 24,523. The estimated resident population of 26,740 in June 2024 and an additional 153 validated new addresses contribute to this growth. The resulting population density is 1,951 persons per square kilometer, exceeding the average seen across national locations assessed by AreaSearch. Bayswater - Embleton - Bedford's population growth of 9.9% since the 2021 Census exceeds the national average of 8.9%, positioning it as a regional growth leader. Overseas migration accounted for approximately 78.8% of overall population gains during recent periods, driving this growth.

AreaSearch adopts 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 to estimate growth post-2032, AreaSearch uses growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Looking ahead, demographic trends suggest a population increase just below the median of statistical areas across the nation. By 2041, Bayswater - Embleton - Bedford's population is expected to grow by 3,261 persons, representing 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 recorded approximately 120 residential property approvals per year over the past five financial years, totalling 602 homes. As of FY-26, 51 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, potentially influencing property prices and competition among buyers.

The average construction cost 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, Bayswater - Embleton - Bedford has a 17.0% higher construction rate per person over the past five years, balancing buyer choice and supporting property values.

However, development activity has decreased recently. The area consists of 92.0% standalone homes and 8.0% townhouses or apartments, maintaining its suburban character focused on family homes. With around 282 people per approval, Bayswater - Embleton - Bedford reflects a transitioning market. By 2041, the population is expected to grow by 3,050 residents. Based on current development patterns, 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 14thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 38 projects that could affect the area. Notable ones include METRONET East Bayswater Redevelopment, Morley Galleria Shopping Centre Redevelopment, METRONET New Bayswater Station, and Eden Hill Local Centre Redevelopment. The following list details those most likely to be 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.

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

Bayswater - Embleton - Bedford has a well-educated workforce with professional services being strongly represented. The unemployment rate in the area is 2.8%, lower than Greater Perth's 3.9%.

Employment growth over the past year was estimated at 4.0%. As of June 2025, 16,368 residents are employed, with an unemployment rate of 2.9% 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 June 2025, employment increased by 4.0%, while labour force increased by 4.1%, resulting in a slight rise in unemployment to 3.0%. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bayswater - Embleton - Bedford's employment mix suggests local growth of approximately 6.6%% over five years and 13.7% over ten years, although these are simple extrapolations for illustrative purposes only.

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

AreaSearch's latest postcode level ATO data for financial year 2022 shows Bayswater - Embleton - Bedford's median income among taxpayers is $63,589. The average income in this area is $78,420. This places it amongst the highest incomes in Australia. In comparison, Greater Perth has a median income of $58,380 and an average income of $78,020. Based on Wage Price Index growth of 14.2% since financial year 2022, current estimates suggest the median income would be approximately $72,619 and the average income around $89,556 as of September 2025. Census data indicates that household, family, and personal incomes in Bayswater - Embleton - Bedford cluster around the 70th percentile nationally. The earnings profile shows that 30.0% of individuals earn between $1,500 and $2,999 per week (8,085 individuals). This is similar to the surrounding region where 32.0% fall within this earnings band. The district demonstrates considerable affluence with 31.1% earning over $3,000 per week, which supports premium retail and service offerings. After housing expenses, 85.3% of income remains for other expenses. 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

In Bayswater - Embleton - Bedford, as per the latest Census, 83.3% of dwellings were houses, with the remaining 16.7% being semi-detached, apartments, or other types. This contrasts with Perth metro's 72.7% houses and 27.3% other dwellings. Home ownership in Bayswater - Embleton - Bedford stood 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 $1,855. Weekly rent averaged $350 compared to Perth metro's $340. Nationally, Bayswater - Embleton - Bedford had higher mortgage repayments ($2,000 vs. Australia's $1,863) and lower rents ($350 vs. Australia's $375).

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

Family households account for 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 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 is 2.4 people, which is 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 is significantly higher than broader benchmarks. As of the latest data, 37.3% of residents aged 15 and above hold university qualifications, compared to 24.3% in the SA4 region and 27.9% in Western Australia overall. Bachelor degrees are the most common at 25.2%, followed by postgraduate qualifications (7.9%) and graduate diplomas (4.2%). Vocational credentials are also prevalent, 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 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. There are six schools operating within Bayswater - Embleton - Bedford, educating approximately 3,548 students as of the latest count. The area has typical Australian school conditions (ICSEA: 1049) with balanced educational opportunities. The educational mix includes four primary schools, one secondary school, and one K-12 school.

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. These are a mix of train and bus services. There are 54 individual routes operating in total.

These routes provide 11,800 weekly passenger trips combined. The average distance from residents to the nearest transport stop is 185 meters. Service frequency across all routes averages 1,685 trips per day. This equates to approximately 62 weekly trips per individual 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 that Bayswater - Embleton - Bedford residents have relatively positive health outcomes. The prevalence of common health conditions among the general population is quite low but higher than the national average for older, at-risk cohorts.

Approximately 59% of the total population (15,847 people) has private health cover, compared to 55.2% across Greater Perth. Mental health issues and asthma are the most common medical conditions in the area, affecting 8.6 and 7.2% of residents respectively. 70.5% of residents declare themselves completely clear of medical ailments, compared to 70.2% across 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 but still requires more attention than the broader population.

Bayswater - Embleton - Bedford was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Bayswater-Embleton-Bedford, found in the ABS Census of Population and Housing conducted on August 9th, 2016, exhibited higher cultural diversity compared to most local markets. Specifically, 20.7% of its population spoke a language other than English at home, while 34.0% were born overseas. Christianity was the predominant religion in Bayswater-Embleton-Bedford, accounting for 43.1% of the population.

However, Judaism showed an overrepresentation with 0.3%, compared to Greater Perth's 0.7%. In terms of ancestry, the top three groups were English (25.8%), Australian (21.0%), and Other (10.8%). Notably, Polish, Welsh, and Italian ethnicities had higher representations than regional averages: Polish at 1.2% versus 1.1%, Welsh at 0.8% versus 0.6%, and Italian at 5.8% versus 6.6%.

Bayswater - Embleton - Bedford's population is slightly older than the national pattern

The median age in Bayswater - Embleton - Bedford is 39 years, slightly higher than Greater Perth's average of 37 years and close to the national average of 38 years. The 35-44 age cohort is notably over-represented at 16.7% locally compared to Greater Perth's 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 declined from 15.2% to 14.4%. Population forecasts for 2041 indicate significant demographic changes in Bayswater - Embleton - Bedford, with the 75-84 age group expected to grow by 70%, reaching 2,464 people from 1,452. The population aged 65 and older is anticipated to represent 60% of this growth. Conversely, the 0-4 and 5-14 age cohorts are projected to experience population declines.