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

Bullsbrook's population, as per AreaSearch's analysis, was approximately 7,868 by November 2025. This figure represents a growth of 2,263 people since the 2021 Census, which reported a population of 5,605. The increase is inferred from the estimated resident population of 6,653 in June 2024 and an additional 757 validated new addresses post-Census. This results in a density ratio of 31 persons per square kilometer. Bullsbrook's growth rate of 40.4% since the 2021 Census surpassed the national average of 8.9%. Interstate migration contributed approximately 62.9% to this growth, with all demographic factors being positive drivers.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 based on 2022 data, and ABS Greater Capital Region projections for areas not covered by this data post-2032. By 2041, Bullsbrook's population is projected to increase by 1,780 persons, reflecting a total gain of 7.2% over the 17-year period.

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

Bullsbrook has seen approximately 119 new homes approved annually. Over the past five financial years, from FY-21 to FY-25, around 596 homes were approved, with an additional 99 approved so far in FY-26. On average, about 1.8 people per year have moved to the area for each dwelling built during these years.

This indicates a balanced supply and demand market, supporting stable conditions. The average construction cost of new properties has been around $271,000. In FY-26, Bullsbrook has recorded approximately $20.7 million in commercial development approvals, reflecting moderate levels of commercial development. Compared to Greater Perth, Bullsbrook shows 52.0% more development activity per person. This high level of activity suggests ample choice for buyers and strong developer confidence in the area.

All new construction in Bullsbrook has been detached dwellings, preserving its low-density nature and attracting space-seeking buyers. With around 47 people moving to the area for each dwelling approval, Bullsbrook exhibits characteristics of a growth area. According to AreaSearch's latest quarterly estimate, Bullsbrook is projected to gain approximately 565 residents by 2041. Given current development patterns, new housing supply should readily meet demand, offering favorable conditions for buyers and potentially facilitating further population growth beyond current projections.

Bullsbrook has limited levels of nearby infrastructure activity, ranking in the 12thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 25 projects likely to impact the area. Notable ones include Yarrimbah Heights Estate, The Village at Bullsbrook, Bullsbrook Town Centre Revitalisation (Kingsford Town Centre), and Kingsford Town Centre. The following list details those most relevant.

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

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

Bullsbrook has a balanced workforce consisting of both white and blue collar jobs. The construction sector is notably prominent.

As of September 2025, the unemployment rate in Bullsbrook was 3.1%, with an estimated employment growth of 2.9% over the past year. This is lower than Greater Perth's unemployment rate of 4.0%. Workforce participation in Bullsbrook is similar to that of Greater Perth at 65.2%. Employment among residents is concentrated in construction, mining, and health care & social assistance.

The area has a particularly notable concentration in agriculture, forestry & fishing, with employment levels at 6.4 times the regional average. However, health care & social assistance has limited presence with 9.0% employment compared to 14.8% regionally. While local employment opportunities exist, many residents commute elsewhere for work based on Census data. Over the 12 months to September 2025, employment increased by 2.9% while labour force increased by 2.6%, causing the unemployment rate to fall by 0.3 percentage points. In comparison, Greater Perth recorded employment growth of 2.9%, labour force growth of 3.0%, with unemployment rising marginally. State-level data from WA as of 25-Nov shows employment contracted by 0.27% (losing 5,520 jobs), with the state unemployment rate at 4.6%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Bullsbrook's employment mix suggests local employment should increase by 5.4% over five years and 11.8% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

The Bullsbrook SA2 had a median taxpayer income of $59,089 and an average income of $76,256 in the financial year 2022, according to postcode level ATO data aggregated by AreaSearch. This is higher than the national median income but lower than Greater Perth's median income of $58,380 and average income of $78,020. By September 2025, based on a 14.2% increase in wages since financial year 2022, estimated incomes would be approximately $67,480 (median) and $87,084 (average). Bullsbrook's household, family, and personal incomes are around the 60th percentile nationally. The largest income bracket comprises 37.3% of residents earning between $1,500 and $2,999 weekly. High housing costs consume 16.4% of income, but strong earnings place disposable income at the 59th percentile. The area's SEIFA income ranking places it in the fifth decile.

Bullsbrook is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Bullsbrook's dwellings were predominantly houses at 99.7% in the latest Census, with other types such as semi-detached homes, apartments, and 'other' dwellings making up 0.4%. This is compared to Perth metro's distribution of 89.1% houses and 10.9% other dwellings. Home ownership in Bullsbrook stood at 26.9%, with mortgaged properties at 57.3% and rented ones at 15.7%. The median monthly mortgage repayment was $1,950, higher than Perth metro's average of $1,842. Median weekly rent in Bullsbrook was $350, slightly above Perth metro's figure of $340. Nationally, Bullsbrook's mortgage repayments were higher at $1,950 compared to the Australian average of $1,863, while rents were lower at $350 against the national figure of $375.

Bullsbrook features high concentrations of family households, with a fairly typical median household size

Family households account for 80.7% of all households, including 36.9% couples with children, 30.7% couples without children, and 12.0% single parent families. Non-family households make up the remaining 19.3%, consisting of 16.8% lone person households and 2.5% group households. The median household size is 2.8 people, which aligns with the Greater Perth average.

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

The area's university qualification rate is 13.1%, significantly lower than Australia's average of 30.4%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 10.1%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.4%). Vocational credentials are prominent, with 44.8% of residents aged 15+ holding them - advanced diplomas at 9.3% and certificates at 35.5%.

Educational participation is high, with 28.6% of residents currently enrolled in formal education. This includes 11.4% in primary education, 8.9% in secondary education, and 2.6% pursuing tertiary education.

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

Transport analysis shows 25 active stops operating in Bullsbrook, consisting of buses only. These stops are served by three routes, offering a total of 147 weekly passenger trips. Transport accessibility is limited, with residents typically located 2.499 kilometers from the nearest stop.

Service frequency averages 21 trips daily across all routes, resulting in approximately five weekly trips per individual stop.

Bullsbrook's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Bullsbrook residents showed a relatively low prevalence of common health conditions across younger and older age cohorts. The rate of private health cover was high at approximately 58% (4,547 people), compared to 54.1% in Greater Perth.

Mental health issues affected 8.4% of residents, while arthritis impacted 8.1%. About 69.7% reported being free from medical ailments, compared to 72.6% in Greater Perth. The area had 14.2% (1,121 people) aged 65 and over, higher than the 12.6% in Greater Perth. Health outcomes among seniors were above average, aligning with the general population's health profile.

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

Bullsbrook, as per the census conducted on 9 August 2016, had a lower than average cultural diversity. The population was predominantly Australian citizens, with 86.6%. Born in Australia comprised 76.8%, and English was spoken at home by 94.9% of residents.

Christianity was the major religion, practiced by 42.4% of Bullsbrook's population. However, Judaism was overrepresented compared to Greater Perth, with 0.1% versus 0.1%. In terms of ancestry, the top groups were English at 34.1%, Australian at 30.1%, and Scottish at 8.1%. Notably, New Zealanders made up 1.2% (versus 1.0%), Dutch comprised 1.8% (versus 1.3%), and South Africans accounted for 0.7% (versus 0.8%) of Bullsbrook's population.

Bullsbrook's population is slightly younger than the national pattern

The median age in Bullsbrook is close to Greater Perth's average of 37 years, equivalent to Australia's median of 38 years. Compared to Greater Perth, Bullsbrook has a higher percentage of residents aged 55-64 (13.4%) but fewer residents aged 35-44 (12.0%). Between the 2021 Census and now, the age group 25 to 34 has increased from 12.9% to 13.7%, while the age group 45 to 54 has declined from 15.4% to 13.5%. By 2041, Bullsbrook's age composition is expected to change significantly. The 65 to 74 age group is projected to grow by 30%, reaching 920 people from 708. Those aged 65 and above are expected to comprise 89% of the population growth, while declines are projected for the age groups 25 to 34 and 0 to 4 years.