Bullsbrook

Bullsbrook lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

As of May 2026, the population of Bullsbrook is estimated at approximately 7,905 according to research by AreaSearch. Compared to the 5,605 residents registered in the 2021 Census, this represents a growth of 2,300 individuals (41.0%). This adjustment is calculated using the June 2025 ABS estimated resident population of 7,112 combined with 855 validated new addresses documented after the Census date. With a density of 31 people per square kilometer, the locality offers significant personal space. The 41.0% expansion rate since the 2021 census positioned the area ahead of the national benchmark (9.3%) and state averages, establishing it as a regional growth frontrunner. The main driver of this expansion was interstate migration, which accounted for roughly 64.1% of the total population increases, with natural increase and overseas migration also contributing positively.

For SA2 locations, AreaSearch implements projections from the ABS and Geoscience Australia published in 2024 using 2022 as the baseline. For regions lacking these specifics or to project trends beyond 2032, the organization applies age cohort growth indicators from the latest ABS Greater Capital Region projections, which were published in 2023 utilizing 2022 statistics. Future demographic forecasts suggest substantial growth ranking in the highest national quartile, with projections indicating an increase of 1,652 residents by 2041 relative to recent annual ERP statistics, representing a cumulative increase of 10.9% across the 16 years.

The level of residential development activity in Bullsbrook was found to be higher than 90% of real estate markets across the country

The region has registered an average of approximately 119 residential approvals annually, totaling 596 approved dwellings during the last 5 financial years (from FY-21 to FY-25), and 270 during FY-26 to date. Over those 5 financial years (between FY-21 and FY-25), the ratio of new residents to completed dwellings averaged 2.5, indicating consistent demand that underpins real estate values, with these new residences having an expected construction cost of $271,000. Furthermore, commercial building approvals have reached $20.7 million for the current financial year, representing a moderate pace of commercial expansion.

Bullsbrook exhibits 52.0% higher development activity per capita when compared to Greater Perth, offering prospective purchasers extensive options. This level significantly exceeds the countrywide baseline, indicating high developer optimism. Moreover, building approvals are comprised entirely of free-standing houses, sustaining the low-density landscape and appealing to purchasers seeking large plots. Displaying approximately 50 people for each approved residential dwelling, the locality demonstrates clear hallmarks of a developing zone.

Demographic outlooks predict Bullsbrook will add 859 citizens by 2041, according to the most recent quarterly projections from AreaSearch. Looking at ongoing building trends, incoming residential supply is poised to satisfy local demand easily, creating favorable buying scenarios and potentially supporting higher population increases than initially anticipated.

Bullsbrook has limited levels of nearby infrastructure activity, ranking in the 3rdth percentile nationally

Local infrastructure upgrades, major developments, and urban planning initiatives represent key drivers of regional performance. AreaSearch has identified a total of 25 projects expected to influence the community. Primary developments include Yarrimbah Heights Estate, The Village at Bullsbrook, Kingsford Village Shopping Centre (Bullsbrook Town Centre), and Kingsford Town Centre, with the following details highlighting the most significant undertakings.

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 Bullsbrook demonstrate strong performance, ranking among the top 35% of areas assessed nationally

The workforce in the locality displays a balanced distribution between professional and manual occupations, with the construction industry being exceptionally prominent. The jobless rate sits at 3.2%, and employment grew by an estimated 3.8% over the preceding year. By March 2026, employed residents numbered 4,019, which aligns with an unemployment rate 1.0% lower than the 4.2% figure recorded in Greater Perth, while participation in the labor force is typical, at 73.1% versus 70.2% in Greater Perth. According to data from the Census, a modest 9.5% of the working population operated from home, though this may have been influenced by Covid-19 containment measures.

Local jobs are primarily clustered within health care & social assistance, construction, and mining. There is a remarkably high relative concentration in agriculture, forestry & fishing, where the job representation is 6.4 times the regional baseline. Conversely, health care & social assistance accounts for only 9.0% of the workforce compared to 14.8% across the broader region. Although there are some jobs located within the community, census figures comparing the local workforce to resident numbers suggest a significant portion of residents travel outside the suburb to work.

An analysis of ABS and SALM figures by AreaSearch indicates that in the 12 months leading to March 2026, the count of employed individuals expanded by 3.8% and the total labor force grew by 4.0%, leading to a 0.2 percentage point increase in the unemployment rate. In contrast, Greater Perth experienced a 2.0% rise in employment, a 2.5% expansion in the labor force, and a 0.4 percentage point uptick in unemployment. National forecasts released in May-25 by Jobs and Skills Australia help illustrate potential long-term requirements in Bullsbrook. By comparing these five and ten-year nationwide expectations with local sectors, estimates of regional growth can be made. Although total Australian employment is projected to grow by 6.6% in five years and 13.7% in ten years, trends vary across different industries. Mapping these sector projections to the current workforce of Bullsbrook suggests local job numbers could rise by 5.4% in five years and 11.8% in ten years, though this serves as a basic weighted projection and does not incorporate local demographic forecasts.

The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis

Taxpayer records compiled by AreaSearch at the postcode level for financial year 2023 indicate a median income of $63,759 and an average income of $80,730 in the Bullsbrook SA2. These figures are high on a national scale, comparing to a median of $60,748 and an average of $80,248 across Greater Perth. Adjusted for a 10.93% increase in the Wage Price Index since financial year 2023, the estimated figures as of March 2026 are $70,728 for the median and $89,554 for the average. Census records show that local personal, family, and household earnings position the area near the 60th percentile across the country. The most common income range covers weekly earnings of $1,500 - 2,999, representing 37.3% of the cohort (2,948 residents), which is comparable to the 32.0% recorded regionally. Accommodation expenses account for 16.4% of earnings, leaving disposable income at the 59th percentile and positioning the suburb in the 5th decile for the SEIFA income index.

Bullsbrook is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Census metrics reveal the local property landscape is dominated by separate houses at 99.7%, with alternative options (including apartments and semi-detached structures) representing just 0.4%, compared to 77.8% houses and 22.1% other options across metropolitan Perth. Home ownership stands at 26.9%, slightly below the metro rate, with remaining properties held under a mortgage (57.3%) or rented (15.7%). Mortgage holders face a median monthly cost of $1,950, which is higher than the Perth metropolitan median of $1,907, whereas the median weekly rent matches the metro average at $350. On a national level, monthly mortgage costs exceed the Australian baseline of $1,863, while weekly rents remain below the nationwide figure of $375.

Bullsbrook features high concentrations of family households, with a higher-than-average median household size

Families represent the vast majority of local households at 80.7%, which includes couples with children at 36.9%, childless couples at 30.7%, and single parent households at 12.0%. The remaining 19.3% are non-family arrangements, consisting of single-person households at 16.8% and shared group housing at 2.5%. The typical occupancy size of 2.8 people per home exceeds the Greater Perth average of 2.6.

Bullsbrook faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

Higher education attainment is low, with 13.1% of residents possessing a university qualification, well below the national figure of 30.4%. Bachelor degrees are held by 10.1% of the population, while postgraduate degrees and graduate diplomas are held by 1.6% and 1.4% respectively. In contrast, vocational and technical qualifications are common, with 44.8% of individuals aged 15+ holding trade credentials, consisting of 9.3% with advanced diplomas and 35.5% with certificates.

Enrollment rates in study programs are high, with 28.6% of the population engaged in formal learning. Primary school students constitute 11.4% of the population, secondary students account for 8.9%, and those in tertiary studies make up 2.6%.

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

Analysis of local public transit shows 25 active bus stops operating in Bullsbrook. These access points are serviced by 3 unique routes, which together accommodate 150 weekly passenger trips. General transit access is categorized as limited, with locals living an average of 2500 meters from their closest stop. Because the community is mostly residential, most workers commute out of the suburb, with private cars serving as the primary transport mode at 87%. Households own an average of 2.1 vehicles, which exceeds the regional average, while a low 9.5% of residents worked from home according to the 2021 Census, a figure that may reflect COVID-19 settings.

Transit schedules average 21 trips daily across the routes combined, which corresponds to around 6 weekly services for each transit stop.

The level of general health in Bullsbrook is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

The suburb displays favorable wellness metrics in AreaSearch's analysis of mortality and chronic disease trends, with low rates of common health conditions observed in both younger and older cohorts. Additionally, private health insurance uptake is high, covering approximately 60% of the population (4,703 people).

The most prevalent health issues reported locally are mental health conditions and arthritis, affecting 8.4% and 8.1% of residents respectively. Conversely, 69.7% of residents reported having no chronic medical conditions, compared to 71.9% in Greater Perth. Wellness profiles for the working-age demographic align with standard patterns. Residents aged 65 and over make up 14.8% of the population (1,166 people), below the metropolitan average of 16.1%. Wellness indices for older citizens are favorable, with nationwide rankings corresponding well with the wider populace.

Bullsbrook ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Cultural diversity measures below average in Bullsbrook, where 86.6% of the population hold citizenship, 76.8% were born locally in Australia, and 94.9% speak English as their sole home language. Christianity stands as the primary religious affiliation, representing 42.4% of the population. Notably, Judaism is represented at 0.1% of the local population, compared to 0.3% across Greater Perth.

Regarding ancestral origins, the three most common backgrounds in Bullsbrook are English at 34.1% of the population (exceeding the regional average of 28.0%), Australian at 30.1% (higher than the regional figure of 21.2%), and Scottish at 8.1%. There are also distinct variations in other backgrounds: New Zealand heritage is represented at 1.2% (compared to 0.8% regionally), Dutch heritage at 1.8% (compared to 1.5%), and South Australian heritage at 0.7% (compared to 1.0%).

Bullsbrook's population is slightly younger than the national pattern

The median age of Bullsbrook's population is 37, matching Greater Perth at 37 and similar to the Australian average of 38 years. The 55 - 64 demographic has high representation at 12.8% compared to Greater Perth, while the 35 - 44 cohort is smaller at 12.1%. Since 2021, the 25 to 34 age group increased from 12.9% to 14.1% of the population, whereas the 45 to 54 cohort fell from 15.4% to 12.4%. Projections to 2041 suggest notable shifts, with the 65 to 74 group growing by 31% (226 people) to reach 957 from 730. This aging trend is prominent, with individuals aged 65+ representing 65% of all projected population gains, while the 0 to 4 group is forecast to shrink by 5 people.