Area profile · Greater Perth
Bayswater - Embleton - Bedford has an estimated 27,266 residents, up 11.2% since the 2021 Census, with 18 projects tracked in Bayswater - Embleton - Bedford.
Updated 14 Oct 2026.
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Bayswater - Embleton - Bedford Statistical Area (Lv2) is located 6.2 kilometres northeast from Perth CBD. AreaSearch estimates its population at approximately 27,266 as of Aug 2026, up 2,743 people (11.2%) from the 2021 Census count of 24,523 people. This estimate reflects the ABS estimated resident population of 27,178 as of June 2025 and 294 validated new addresses since the Census date. The area has a high proportion of working-age residents and shows moderate population expansion. Notable characteristics include a strong 35 to 44yo presence, elevated mining employment, pronounced arts and recreation employment, substantial Professional and Technical employment, and a marked public administration employment focus.
The area is known for its peaceful suburban setting, character homes and modern properties, parks and reserves, and family-friendly surroundings. Residents have access to schools, shopping centres, cafes, sporting clubs and cultural activities. Its recreational facilities and welcoming community contribute to an attractive environment for families and outdoor enthusiasts.
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01Profile
The analysis, national rankings and who lives there.
Bayswater - Embleton - Bedford Statistical Area (Lv2) is located 6.2 kilometres northeast from Perth CBD. AreaSearch estimates its population at approximately 27,266 as of Aug 2026, up 2,743 people (11.2%) from the 2021 Census count of 24,523 people. This estimate reflects the ABS estimated resident population of 27,178 as of June 2025 and 294 validated new addresses since the Census date. The area has a high proportion of working-age residents and shows moderate population expansion. Notable characteristics include a strong 35 to 44yo presence, elevated mining employment, pronounced arts and recreation employment, substantial Professional and Technical employment, and a marked public administration employment focus.
The area is known for its peaceful suburban setting, character homes and modern properties, parks and reserves, and family-friendly surroundings. Residents have access to schools, shopping centres, cafes, sporting clubs and cultural activities. Its recreational facilities and welcoming community contribute to an attractive environment for families and outdoor enthusiasts.
Estimated resident population by year (ABS, not Census counts): 19,062 in 2001 and 27,178 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 27,266 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 35 to 44, 17.2%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 30%.
Bayswater - Embleton - Bedford ranks in the 87th percentile nationally for development activity and the 84th for transport & access.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Bayswater - Embleton - Bedford is $718 a week, up 7.1% over 12 months to Sep 2026.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $718 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent over 12 months | +7.1% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, Bayswater - Bassendean | $685 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent, Bayswater - Bassendean, over 12 months | +7.6% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, Perth - North East | $712 a week | Rental bond lodgements, median for the 12 months to Sep 2026 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Change in median rent, Perth - North East, over 12 months | +8.2% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, Greater Perth | $723 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent, Greater Perth, over 12 months | +6.5% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, WA | $714 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent, WA, over 12 months | +7.0% | Rental bond lodgements, median for the 12 months to Sep 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 189 tracked applications: 9 approved, 13 under assessment, 167 other (refused, withdrawn or no status).
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AreaSearch tracks 18 projects in Bayswater - Embleton - Bedford (1 under construction) and 105 more in the surrounding area.
Approved nine-storey mixed-use health, wellness and residential precinct in the Bayswater Bridge Precinct, about 300m from Bayswater…
Approved nine-storey mixed-use development serving as a health and wellbeing precinct.
The Bayswater Project Area forms part of METRONET East, integrating the newly opened Bayswater Station (April 2024) with future development…
Proposed major redevelopment of Wotton Reserve into a high-performance integrated sports facility and home base for Perth Glory Women and…
Comprehensive planning framework and urban scheme amendment rezoning areas along Walter Road West and Grand Promenade to R35, R50, R60, and…
Redevelopment of the former Eden Hill Shopping Centre site into a mixed-use local retail, residential, and community services hub.
Proposed high-density R160 mixed-use residential and commercial redevelopment on the corner of Grand Promenade and Walter Road West within…
Mixed-use apartment project by PARC Developments located about 80 metres from the new Bayswater Station.
Development application for a commercial precinct comprising an On The Run (OTR) 24-hour service station, automated car wash facility…
Place-based urban revitalisation and streetscape improvement program across 5 main shopping hubs in Bedford, incorporating alfresco dining…
Proposed residential development comprising 10 multi-storey grouped dwellings with parking, private courtyards, and landscaping within the…
Development of a multi-storey social and affordable residential housing complex on King William Street in Bayswater by Community Housing…
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 76 projects in and around the area that are not yet completed and have one: 2023 1, 2024 0, 2025 5, 2026 16, 2027 21, 2028 20, 2029 4, 2030 3, 2031 0, 2032 1, 2033 0, 2034 0, 2035 4, 2036 1. 12 have no completion year.
AreaSearch has tracked 189 substantial development applications lodged in and around Bayswater - Embleton - Bedford over the past 5 years, 44 in the last 12 months; 13 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2022 (part year) 29, 2023 36, 2024 52, 2025 42, 2026 (to Oct) 30.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 189 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 44 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 4.0 per 1,000 people | ABS building approvals | 51st percentile nationally |
| Average approvals a year | 104 | ABS building approvals | 80th percentile nationally |
| Applications approved | 9 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 13 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the Bayswater - Embleton - Bedford SA2 include: Bayswater Bridge Medical and Wellness Centre (Approved); Bayswater Bridge Medical & Wellness Centre (Approved); Bayswater Town Centre Structure Plan (Approved); Bayswater Apartments (Under Assessment); and Wotton Reserve Integrated Sporting & Residential Precinct (Proposed). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the Bayswater - Embleton - Bedford SA2 spans multiple sectors including Communities, Precincts & Urban Renewal, Residential Development, and Retail, among others.
Infrastructure development activity impacting the Bayswater - Embleton - Bedford SA2 currently ranks below national averages at the 9th percentile.
AreaSearch's development drivers ranking positions Bayswater - Embleton - Bedford among the top 13% of areas assessed nationwide.
Dwelling approval activity in the Bayswater - Embleton - Bedford SA2 area has seen 242 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Bayswater - Embleton - Bedford SA2's current population of 27,266 has been supported by 104 approvals on average over recent years.
The long-run outlook for development is part of AreaSearch Operator and Pro. Log in to see the forecast detail in Full.
Looking at development activity over the past five years, the Bayswater - Embleton - Bedford SA2's approval levels have been consistent with the yearly average of 104, showing stable development patterns.
Over the past five years, the population in the Bayswater - Embleton - Bedford SA2 has grown by approximately 2,092 people, while 518 residential approvals were recorded. This equates to a ratio of 4.0 people added for each new dwelling approval. This high ratio suggests strong population growth relative to housing supply, potentially indicating unmet housing demand.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
Population growth drivers in Bayswater - Embleton - Bedford are above average based on AreaSearch's ranking of recent, and medium to long-term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 27,266 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +11.2% | AreaSearch estimate, Aug 2026, against the 2021 Census | 73rd percentile nationally |
| Population density | 1,974 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 70th percentile nationally |
| Average yearly growth, 2020 to 2025 | +1.6% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +1.3% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 24,523 | 2021 Census | |
| Residents added since the 2021 Census | 2,743 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +2.1% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +1.6% | ABS estimated resident population series to June 2025 | |
| Land area | 13.81 km² | AreaSearch boundary analysis |
Total population for the Bayswater - Embleton - Bedford SA2 was estimated to be approximately 27,266 as at Aug 2026. This is based upon an estimated resident population of 27,178 from the ABS up to June 2025.
The bayswater - embleton - bedford sa2 has added approximately 2,743 people and shown a 11.19% increase from the 24,523 people recorded at the 2021 Census period.
The population density in the Bayswater - Embleton - Bedford SA2 is estimated at 1,974 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Bayswater - Embleton - Bedford SA2 has shown a compound annual growth rate of 1.3% per annum.
Population growth in the Bayswater - Embleton - Bedford SA2 is driven by: Overseas migration (85.0%), Natural increase (15.0%), Interstate migration (0.0%). The primary driver is Overseas migration, contributing 85.0% of overall population gains.
Bayswater - Embleton - Bedford's population aligns closely with national norms in age terms.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 39 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 46th percentile nationally |
| Aged 65 and over | 16.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 16.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 26.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 56.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 39 years | 2021 Census | |
| Aged 0 to 4 | 5.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 10.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 10.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 15.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 17.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 12.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 11.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 8.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 5.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 2.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Bayswater - Embleton - Bedford SA2 at 39 years as at August 2026. That is in line with the 2021 Census figure of 39 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 39 years as at August 2026, Bayswater - Embleton - Bedford is 2 years older than the Greater Perth 2021 Census average (37 years) and comparable to the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Bayswater - Embleton - Bedford SA2 compared to the Greater Perth region is the 35 - 44 group, making up 17.2% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Bayswater - Embleton - Bedford SA2 compared to the Greater Perth region is the 15 - 24 group, making up 10.7% of the population.
No, the age distribution in the Bayswater - Embleton - Bedford SA2 is broadly in line with Greater Perth.
AreaSearch estimates children aged 0-14 years at 16.7% of the population in the Bayswater - Embleton - Bedford SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 16.0% of the population in the Bayswater - Embleton - Bedford SA2 as at August 2026.
Income metrics indicate excellent economic conditions, with the area achieving higher performance than 80% of national locations assessed by AreaSearch.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $68,900 a year | ATO FY-24, annual | 81st percentile nationally |
| Average taxable income | $86,083 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $2,011 | 2021 Census, weekly | 66th percentile nationally |
| Census personal income / week | $964 | 2021 Census, weekly | 75th percentile nationally |
| High-income households | 31.1% | 2021 Census | |
| Census family income / week | $2,585 | 2021 Census, weekly | |
| Low-income households | 21.3% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Bayswater - Embleton - Bedford SA2 is approximately $73,751. The official ATO data from FY-24 recorded a median of $68,900.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Bayswater - Embleton - Bedford SA2 is approximately $92,143. The official ATO data from FY-24 recorded an average of $86,083.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Bayswater - Embleton - Bedford SA2 is approximately $73,751 compared to $68,556 in Greater Perth. The official ATO data from FY-24 shows $68,900 and $64,047 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Bayswater - Embleton - Bedford SA2 is approximately $92,143 compared to $90,565 in Greater Perth. The official ATO data from FY-24 shows $86,083 and $84,609 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Bayswater - Embleton - Bedford SA2's households (~30.0% / 2,890 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the Bayswater - Embleton - Bedford SA2 is the $1,500 - 2,999 group, representing about 30.0% of households. In comparison, Greater Perth's largest household income cohort is the $1,500 - 2,999 group, representing 32.0% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the Bayswater - Embleton - Bedford SA2 is $2,011/wk.
According to the 2021 Census, the median family income in the Bayswater - Embleton - Bedford SA2 is $2,585/wk.
The 2021 Census shows that the median personal income in the Bayswater - Embleton - Bedford SA2 is $964/wk.
The Bayswater - Embleton - Bedford SA2's income level is among the highest in Australia according to the latest ATO data aggregated by AreaSearch for FY-24. The Bayswater - Embleton - Bedford SA2's median income among taxpayers is $68,900 and the average income stands at $86,083, which compares to figures for Greater Perth's of $64,047 and $84,609 respectively. Based on Wage Price Index growth of 7.04% since FY-24, current estimates would be approximately $73,751 (median) and $92,143 (average) as of June 2026.
The estimated disposable income in the Bayswater - Embleton - Bedford SA2 is $7,429 per year according to AreaSearch analysis.
The bayswater - embleton - bedford sa2's disposable income is $7,429 compared to $6,842 for Greater Perth, based on AreaSearch analysis.
Bayswater - Embleton - Bedford ranks among the top 18% of areas assessed nationally for overall employment performance.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 2.8% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 75.6% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 16,492 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 23,572 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 16,966 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Bayswater - Embleton - Bedford SA2 has approximately 16,492 employed residents with an unemployment rate of 2.8%. This very low unemployment rate indicates a tight labour market with strong demand for workers. The area ranks in the top 25% nationally for employment performance, indicating a robust job market.
As of June 2026, the unemployment rate in the Bayswater - Embleton - Bedford SA2 stands at 2.8%, which is 1.4 percentage points below Greater Perth's rate of 4.2%. This lower unemployment rate suggests stronger local employment conditions. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the Bayswater - Embleton - Bedford SA2 is dominated by several key sectors. The largest employers are health care & social assistance (14.5% of employment), professional & technical (10.8%), and education & training (10.4%). Other significant employers include public administration & safety and construction.
Over the past year to June 2026, the Bayswater - Embleton - Bedford SA2 has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has fallen. By comparison, Greater Perth saw employment increased and its unemployment rate rose.
The workforce participation rate in the Bayswater - Embleton - Bedford SA2 is 75.6%, which represents the proportion of working-age residents who are either employed or actively seeking work. This high participation rate indicates strong workforce engagement and economic vitality. The local rate leading the Greater Perth average of 69.9%, indicating stronger workforce attachment in the local area.
The bayswater - embleton - bedford sa2 shows notable specialisation in professional & technical, which employs 10.8% of the local workforce compared to 8.2% across Greater Perth. This moderate specialisation indicates some local strength in the sector. The area also shows above-average employment in 1 other sectors, contributing to a distinctive economic profile.
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The bayswater - embleton - bedford sa2's employment market shows strong performance nationally, ranking in the top 25% of areas assessed by AreaSearch. This indicates robust employment conditions and economic vitality compared to other regions. Recent job advertisement trends show the broader employment region experienced 4.5% growth, ranking 12th out of 37 regions nationally.
The educational profile of Bayswater - Embleton - Bedford ranks above average relative to locations nationally, based on AreaSearch's ranking of qualification and academic performance metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 25.2% | 2021 Census | 76th percentile nationally |
| Postgraduate qualifications | 7.9% | 2021 Census | 68th percentile nationally |
| University qualifications | 37.3% | 2021 Census | |
| Vocational qualifications | 18.9% | 2021 Census | 32nd percentile nationally |
| Graduate diploma or certificate | 4.2% | 2021 Census | 85th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 11.1% | 2021 Census | 59th percentile nationally |
| No post-school qualification | 32.8% | 2021 Census | |
| Residents attending an educational institution | 27.3% | 2021 Census | |
| Residents attending university or other higher education | 6.2% | 2021 Census | 72nd percentile nationally |
| Residents attending primary school | 8.6% | 2021 Census | 21st percentile nationally |
| Residents attending secondary school | 6.6% | 2021 Census | 21st percentile nationally |
37.3% of people aged 15 and over in the Bayswater - Embleton - Bedford SA2 have university qualifications, compared to 30.1% in Greater Perth.
32.8% of people aged 15 and over in the Bayswater - Embleton - Bedford SA2 have no formal qualifications, compared to 35.6% in Greater Perth.
The bayswater - embleton - bedford sa2 ranks in the 69th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Bayswater - Embleton - Bedford SA2 are: Bachelor Degree (25.2%), Certificate (18.9%), Advanced Diploma (11.1%).
27.3% of the population in the Bayswater - Embleton - Bedford SA2 is currently engaged in formal education, including 8.6% in primary school, 6.6% in secondary school, 6.2% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Bayswater - Embleton - Bedford SA2 is 1049, indicating average socio-educational advantage (national average is 1000).
There are 6 schools within the Bayswater - Embleton - Bedford SA2, with a combined enrollment of approximately 3,548 students.
The bayswater - embleton - bedford sa2 includes 4 primary schools, 1 secondary school, 1 combined school.
Bayswater - Embleton - Bedford features high concentrations of group households, with a smaller average household size than Greater Perth.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.4 people | 2021 Census | 36th percentile nationally |
| Lone-person households | 27.1% | 2021 Census | 58th percentile nationally |
| Couples with children | 30.9% | 2021 Census | 52nd percentile nationally |
| Couples without children | 26.4% | 2021 Census | 45th percentile nationally |
| One-parent families | 9.9% | 2021 Census | 42nd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 4.3% | 2021 Census | 76th percentile nationally |
| Households at the 2021 Census | 9,642 | 2021 Census | |
| Estimated households | 10,720 | AreaSearch estimate, Aug 2026 | |
| Family households | 68.6% | 2021 Census | 39th percentile nationally |
| Average children per family | 1.4 per family | 2021 Census | 20th percentile nationally |
As of the 2021 Census, the Bayswater - Embleton - Bedford SA2 had 9,642 households. Based on population growth patterns, this has grown by approximately 11.2% to an estimated 10,720 households today.
The average household size in the Bayswater - Embleton - Bedford SA2 is 2.4 people. This compares to 2.6 in Greater Perth and reflects the area's household composition mix.
Family households dominate at 68.6% of all households. Non-family households consist of lone person households (27.1%), group households (4.3%), and other household types (0.0%).
Of the 6,614 family households, couples with children account for 30.9% of all households, couples without children at home 26.4%, and single parent families 9.9%. This mix shapes local demand for schools, family services, and housing types.
Compared to Greater Perth, the Bayswater - Embleton - Bedford SA2 shows distinct household patterns. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
Families in the Bayswater - Embleton - Bedford SA2 have an average of 1.4 children, slightly below the Greater Perth average of 1.6. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 44.1% of the adult population are currently married, while 38.0% have never married. This compares to 47.6% married and 36.1% never married across Greater Perth.
Single-person households represent 27.1% of all households in the Bayswater - Embleton - Bedford SA2, similar to the average for Greater Perth of 24.9%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 4.3% of households, above the Greater Perth average of 3.5%. This higher rate points to more student or young professional shared accommodation.
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.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 34.0% | 2021 Census | 72nd percentile nationally |
| Speak another language at home | 20.7% | 2021 Census | 64th percentile nationally |
| English only at home | 79.3% | 2021 Census | 36th percentile nationally |
| Australian citizens | 86.2% | 2021 Census | 47th percentile nationally |
| Born in Australia | 66.0% | 2021 Census | 28th percentile nationally |
| Aboriginal and Torres Strait Islander residents | 1.2% | 2021 Census | 44th percentile nationally |
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.
Christianity is the most commonly reported religion in Bayswater - Embleton - Bedford, at 43.1% of people, although more residents (48.5%) reported no religion. However, the most apparent overrepresentation was in Buddhism, which comprises 3.1% of the population, compared to 2.7% 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% across Greater Perth), Welsh at 0.8% (vs 0.7%) and Italian at 5.8% (vs 4.2%).
34.0% of the Bayswater - Embleton - Bedford SA2 population was born overseas, compared to 37.7% across Greater Perth.
20.7% of the population in the Bayswater - Embleton - Bedford SA2 speaks a language other than English at home, compared to 22.0% in Greater Perth.
1.2% of the Bayswater - Embleton - Bedford SA2 population identifies as Australian Aboriginal, compared to 1.4% in Greater Perth.
86.2% of the Bayswater - Embleton - Bedford SA2 population holds citizenship, compared to 83.0% in Greater Perth.
04Place
Housing, health, transport, local services and the reports on them.
Bayswater - Embleton - Bedford is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than Greater Perth.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 29.1% | 2021 Census | 53rd percentile nationally |
| Owned outright | 28.7% | 2021 Census | 35th percentile nationally |
| Detached houses | 83.3% | 2021 Census | 44th percentile nationally |
| Median mortgage repayment | $2,000 a month | 2021 Census, monthly | 64th percentile nationally |
| Owned with a mortgage | 42.2% | 2021 Census | 72nd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 14.2% | 2021 Census | 70th percentile nationally |
| Median weekly rent paid, 2021 Census | $350 | 2021 Census, weekly | 42nd percentile nationally |
| Median rent as a share of median household income | 17.4% | 2021 Census, ratio calculated by AreaSearch | 18th percentile nationally |
| Median mortgage repayment as a share of household income | 23.0% | 2021 Census, ratio calculated by AreaSearch | 39th percentile nationally |
| People per bedroom | 0.8 per bedroom | 2021 Census | 47th percentile nationally |
In the Bayswater - Embleton - Bedford SA2, 28.7% of homes are owned outright, 42.2% are owned with a mortgage, and 29.1% are rented.
According to the latest data, 83.3% of dwellings in the Bayswater - Embleton - Bedford SA2 are houses.
In the Bayswater - Embleton - Bedford SA2, 2.5% of dwellings are apartments or units, with an additional 14.2% being semi-detached dwellings.
Outright home ownership in the Bayswater - Embleton - Bedford SA2 stands at 28.7%, compared to 29.3% in Greater Perth.
The median monthly mortgage repayment in the Bayswater - Embleton - Bedford SA2 is $2,000, compared to $1,907 in Greater Perth.
The aggregate monthly housing cost in the Bayswater - Embleton - Bedford SA2 is $1,285, which represents the average monthly cost across all housing types.
In the Bayswater - Embleton - Bedford SA2, households with mortgages typically spend 23.0% of their income on mortgage repayments, while renters spend 17.4% of their income on rent.
The average persons per bedroom ratio in the Bayswater - Embleton - Bedford SA2 is 0.8, indicating the level of household density.
Housing affordability in the Bayswater - Embleton - Bedford SA2 shows mortgage holders spending 23.0% of income on repayments (vs 23.6% in Greater Perth), while renters spend 17.4% of income on rent (vs 18.8% in Greater Perth).
The dwelling mix in the Bayswater - Embleton - Bedford SA2 consists of 83.3% detached houses, 14.2% semi-detached dwellings, 2.5% apartments, and 0.0% other dwelling types.
Housing in Bayswater - Embleton - Bedford consumes approximately 14.8% of median household income ($8,708 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Bayswater - Embleton - Bedford show attached dwellings contributing 16% of approvals compared to 17% of existing stock, while detached houses represent 84% of applications versus 83% of current dwellings. This suggests development patterns consistent with existing housing mix. Density increases remain below national trends.
Health performance in Bayswater - Embleton - Bedford is lower than the national average with common health conditions somewhat prevalent across both younger and older age cohorts.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 59.7% | ATO FY 2024, private health cover | 78th percentile nationally |
| No long-term health condition | 70.5% | 2021 Census | 56th percentile nationally |
| Need help with daily activities | 5.7% | 2021 Census | 56th percentile nationally |
| No long-term health condition, under 65 | 77.3% | 2021 Census | 58th percentile nationally |
| Three or more long-term health conditions, under 65 | 1.2% | 2021 Census | 44th percentile nationally |
Around 59.7% of people in the Bayswater - Embleton - Bedford SA2 are covered by private health insurance, which compares to 59.1% in Greater Perth.
In the Bayswater - Embleton - Bedford SA2, 5.7% of the population is identified as requiring ongoing medical assistance. By comparison, 4.6% of people in Greater Perth require similar assistance.
7.2% of people in the Bayswater - Embleton - Bedford SA2 are diagnosed with asthma. In comparison, 6.8% of the population across Greater Perth is affected by asthma.
Diabetes affects 3.7% of the Bayswater - Embleton - Bedford SA2 population, while in Greater Perth, 4.0% of people are diagnosed with diabetes.
3.4% of people in the Bayswater - Embleton - Bedford SA2 have heart disease. Across Greater Perth,3.3% of the population is affected by heart disease.
In the Bayswater - Embleton - Bedford SA2, 59.7% of the population are estimated to have private health insurance. Comparatively, Greater Perth sees an estimated private health coverage rate of 59.1%.
Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 84 out of 100 | AreaSearch transport analysis of timetable data | 84th percentile nationally |
| Public transport stops | 188 | Public transport timetable (GTFS) data, compiled by AreaSearch | 91st percentile nationally |
| Weekly public transport trips | 8,338 | Public transport timetable (GTFS) data, compiled by AreaSearch | 91st percentile nationally |
| People per public transport stop | 145 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 31 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.3 per dwelling | 2021 Census | |
| Working residents who worked from home | 9.8% | 2021 Census, taken during COVID-19 restrictions |
There are 188 public transport stops within the Bayswater - Embleton - Bedford SA2.
The Bayswater - Embleton - Bedford SA2 has 8,338 weekly trips across 31 routes, averaging 1,191 trips per day.
On average, residential properties are 185 metres from the nearest transport stop.
From the typical resident, the nearest child care centre is 544 m away and the nearest school 623 m.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 188 stops nearby, 8,338 weekly trips, access rating 84 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 50 out of 100 | AreaSearch proximity analysis | 50th percentile nationally |
| Nearest child care | 544 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest school | 623 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 678 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 718 m | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest GP | 815 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 865 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 1.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 1.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 1.7 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 2.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 5.8 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 6 long day care centres with 458 places in Bayswater - Embleton - Bedford, about 3.5 children aged 0-4 per place.
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05Reports and tools
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06About this profile
Where the figures come from, downloads and nearby areas.
AreaSearch's development drivers ranking positions Bayswater - Embleton - Bedford among the top 13% of areas assessed nationwide.
Bayswater - Embleton - Bedford has limited levels of nearby infrastructure activity, ranking in the 9th percentile nationally.
No headline figures are reported for this area.
Median rent in Bayswater - Embleton - Bedford is $718 a week, +7.1% over 12 months to Sep 2026.
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 aligns closely with national norms in age terms.
Income metrics indicate excellent economic conditions, with the area achieving higher performance than 80% of national locations assessed by AreaSearch.
Bayswater - Embleton - Bedford ranks among the top 18% of areas assessed nationally for overall employment performance.
The educational profile of Bayswater - Embleton - Bedford ranks above average relative to locations nationally, based on AreaSearch's ranking of qualification and academic performance metrics.
Bayswater - Embleton - Bedford features high concentrations of group households, with a smaller average household size than 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 is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than Greater Perth.
Health performance in Bayswater - Embleton - Bedford is lower than the national average with common health conditions somewhat prevalent across both younger and older age cohorts.
Transport servicing is high compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be in line with the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Bayswater - Embleton - Bedford has an estimated 27,266 residents, up 11.2% since the 2021 Census, with 18 projects tracked in Bayswater - Embleton - Bedford.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Bayswater - Embleton - Bedford.
Data currency
Refreshed . Rents to Sep 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Sep 2026. Housing, households and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 14 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (for example census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb or locality names (postal-style areas) and may use different geographic boundaries. For a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (504011045). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (for example census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Sep 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, education, transport, health and services and amenities. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Bayswater - Embleton - Bedford from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Bayswater - Embleton - Bedford with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
