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

Based on AreaSearch's analysis, Bayswater - Embleton - Bedford's population is around 26,946 as of Aug 2025. This reflects an increase of 2,423 people 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 151 validated new addresses since the Census date. This level of population equates to a density ratio of 1,951 persons per square kilometer. Bayswater - Embleton - Bedford's growth rate of 9.9% since the 2021 census exceeded the national average (8.6%). Population growth was primarily driven by overseas migration, contributing approximately 78.8% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, 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). Moving forward, 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 2041, with an increase of 11.3% 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 approximately 120 residential properties granted approval annually. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, totalling 602 approvals across the past five financial years from FY-21 to FY-25, with an additional 28 approvals so far in FY-26. On average, 3.4 people have moved to the area annually for each dwelling built over these five financial years. This demand significantly outpaces supply, typically exerting upward pressure on prices and increasing competition among buyers.

New homes are being constructed at an average expected cost of $460,000. Additionally, commercial approvals totalling $63.3 million have been registered in the current financial year, indicating high levels of local commercial activity. Compared to Greater Perth, Bayswater - Embleton - Bedford shows elevated construction levels, recording 17.0% above the regional average per person over the past five years.

However, development activity has moderated recently. The area's new building activity comprises 92.0% standalone homes and 8.0% townhouses or apartments, reflecting its traditional suburban character focused on family homes. With approximately 282 people per approval, Bayswater - Embleton - Bedford indicates a transitioning market. Projections suggest the area will grow by 3,055 residents through to 2041. Based on current development patterns, new housing supply should meet demand, offering favourable conditions for buyers and potentially facilitating further population growth beyond current projections.

Bayswater - Embleton - Bedford has limited levels of nearby infrastructure activity, ranking in the 14thth percentile nationally

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 40 projects that may impact the region. Notable projects include METRONET East Bayswater Redevelopment, Morley Galleria Shopping Centre Redevelopment, Eden Hill Local Centre Redevelopment, and METRONET New Bayswater Station. The following list details those most likely to be relevant.

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

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

Bayswater - Embleton - Bedford has a highly educated workforce with strong representation in professional services. The unemployment rate is 2.8%, below the Greater Perth average of 3.9%.

Over the past year, employment grew by 4.0%. As of June 2025, 16,368 residents are employed, with an unemployment rate of 2.9% points lower than Greater Perth's. Workforce participation is at 68.0%, slightly higher than Greater Perth's 65.2%. Key industries include health care & social assistance, professional & technical services, and education & training.

The area has a notable concentration in professional & technical jobs, with employment levels at 1.3 times the regional average. However, manufacturing is under-represented, with only 3.9% of the workforce compared to Greater Perth's 5.5%. Limited local employment opportunities are indicated by Census data. Between June 2024 and June 2025, employment increased by 4.0%, while labour force grew by 4.1%, leading to a slight rise in unemployment. In contrast, Greater Perth had employment growth of 3.7% and labour force growth of 3.8%. Statewide, WA experienced a contraction in employment of 0.82% between Sep-24 and Sep-25, losing 14,590 jobs, with an unemployment rate of 4.3%, compared to the national rate of 4.5%. National employment forecasts from May 2025 project 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, though this is a simple extrapolation 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 had a median income among taxpayers of $63,589 and an average of $78,420. This is one of the highest in Australia, with Greater Perth having a median of $58,380 and an average of $78,020. Based on Wage Price Index growth of 11.61% since financial year 2022, estimates for March 2025 would be approximately $70,972 (median) and $87,525 (average). Census data reveals household, family and personal incomes in the area cluster around the 70th percentile nationally. The earnings profile shows that 30.0% of individuals earn between $1,500 - 2,999 per week (8,083 individuals), similar to the surrounding region at 32.0%. The district demonstrates affluence with 31.1% earning over $3,000 per week, supporting 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

Bayswater - Embleton - Bedford's dwelling structure, as per the latest Census, consisted of 83.3% houses and 16.7% other dwellings. This compares to Perth metro's 72.7% houses and 27.3% other dwellings. Home ownership in Bayswater - Embleton - Bedford was at 28.7%, with mortgaged dwellings at 42.2% and rented ones at 29.1%. The median monthly mortgage repayment in the area was $2,000, above Perth metro's average of $1,855. The median weekly rent figure for Bayswater - Embleton - Bedford was $350, compared to Perth metro's $340. Nationally, mortgage repayments were higher at $2,000 than the Australian average of $1,863, while rents were lower at $350 than the national figure of $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 constitute 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 notably high. As of the latest data, 37.3% of residents aged 15 and above hold university qualifications, surpassing both the SA4 region average of 24.3% and the Western Australian average of 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 prevalent, with 30.0% of residents aged 15 and above holding such qualifications - advanced diplomas comprise 11.1% and certificates make up 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 as of the current count, educating approximately 3,548 students. The area demonstrates typical Australian school conditions with an ICSEA score of 1049, indicating 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, served by a mix of trains and buses. These stops are part of 54 individual routes that collectively facilitate 11,800 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically residing just 185 meters from the nearest stop.

On average, service frequency across all routes amounts to 1,685 trips per day, equating 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 Bayswater - Embleton - Bedford residents have a relatively low prevalence of common health conditions overall, but higher among older, at-risk cohorts compared to national averages. Approximately 59% of the total population (15,844 people) has private health cover, which is higher than the 55.2% average in Greater Perth.

The most common medical conditions are mental health issues and asthma, affecting 8.6% and 7.2% of residents respectively. 70.5% of residents report being completely clear of medical ailments, compared to 70.2% across Greater Perth. There are 16.4% of residents aged 65 and over (4,413 people), lower than the 18.1% in Greater Perth. This demographic requires more attention due to their higher prevalence of health conditions.

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, surveyed in June 2016, has a higher proportion of residents speaking languages other than English at home (20.7%) compared to most local markets. Born overseas, 34.0% of its population resides there. Christianity is the predominant religion, with 43.1%.

Judaism, though small in scale, shows overrepresentation at 0.3%, higher than Greater Perth's 0.7%. Top ancestry groups include English (25.8%), Australian (21.0%), and Other (10.8%). Notable differences exist for Polish (1.2% vs regional 1.1%), Welsh (0.8% vs 0.6%), and Italian (5.8% vs 6.6%) populations.

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

The median age in Bayswater - Embleton - Bedford is 39 years, which is 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 grown from 9.9% to 10.8%, and the 25-34 cohort has declined from 15.2% to 14.4%. By 2041, population forecasts indicate substantial demographic changes. The 75-84 age group is expected to grow by 70%, reaching 2,464 people from 1,452. Residents aged 65 and older will represent 60% of the anticipated growth, while the 0-4 and 5-14 cohorts are expected to experience population declines.