Bullsbrook
Statistical Area - sa2

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 was around 7,495 as of August 2025. From the 2021 Census figure of 5,605 people, this reflects an increase of 1,890 people (33.7%). This growth is inferred from ABS data showing an estimated resident population of 6,653 in June 2024 and an additional 624 validated new addresses since the Census date. The resulting population density was 29 persons per square kilometer. Bullsbrook's population growth exceeded both national (8.6%) and state averages since the 2021 census, making it a regional growth leader. Interstate migration contributed approximately 62.9% of overall population gains during recent periods, with all drivers including natural growth and overseas migration being positive factors.

AreaSearch adopted ABS/Geoscience Australia projections for each SA2 area as released in 2024 using 2022 as the base year. For areas not covered by this data and post-2032 estimates, AreaSearch utilised growth rates by age cohort from the ABS's latest Greater Capital Region projections (released in 2023 based on 2022 data). Future population projections indicate a significant increase in Bullsbrook's top quartile of national areas. By 2041, the area is expected to grow by 1,780 persons, recording a total gain of 12.5% 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 received approximately 59 new home approvals annually. The Australian Bureau of Statistics (ABS) produces development approval data on a financial year basis, with 296 dwellings approved over the past five financial years from FY-20 to FY-25, and 40 approved so far in FY-26. On average, around 1.8 people have moved to the area annually for each dwelling built during these years. This balance between supply and demand has created stable market conditions.

The average construction cost of new properties is $368,000, aligning with regional patterns. In FY-26, Bullsbrook has recorded $20.7 million in commercial development approvals, indicating moderate levels of commercial growth. Compared to Greater Perth, Bullsbrook shows elevated construction activity, with 49.0% above the regional average per person over the past five years. This supports good buyer choice and existing property values.

This high level of construction is predominantly detached dwellings, preserving Bullsbrook's low-density nature and attracting space-seeking buyers. With around 47 people moving in for each dwelling approval, Bullsbrook exhibits characteristics of a growth area. Population forecasts suggest Bullsbrook will gain approximately 938 residents by 2041. Given current development patterns, new housing supply should meet demand, offering favorable conditions for buyers and potentially facilitating further population growth beyond projections.

Bullsbrook has limited levels of nearby infrastructure activity, ranking in the 11thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 21 projects likely impacting the area. Key projects include Yarrimbah Heights Estate, North Ellenbrook (East) District Structure Plan, Tonkin Highway North Ellenbrook Interchange, and Bullsbrook Heights Private Estate. The following list details those most relevant.

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

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

Bullsbrook has a diverse workforce with both white and blue collar jobs. The construction sector is prominent.

Unemployment stands at 3.0% as of June 2025, with an estimated employment growth of 4.6% over the past year. There are 3,863 employed residents, with an unemployment rate 0.9% lower than Greater Perth's 3.9%. Workforce participation is similar to Greater Perth at 65.2%. Key industries include construction, mining, and health care & social assistance.

Agriculture, forestry & fishing has a notably high concentration, being 6.4 times the regional average. However, health care & social assistance has limited presence at 9.0% compared to the regional 14.8%. Many residents commute elsewhere for work. In the year to June 2025, employment increased by 4.6%, labour force by 4.2%, reducing unemployment by 0.4 percentage points. By comparison, Greater Perth had employment growth of 3.7% and a slight rise in unemployment. Statewide in WA, employment contracted by 0.82% by Sep-25, with an unemployment rate of 4.3%. Nationally, the unemployment rate is 4.5%, with employment growing by 0.26%. Jobs and Skills Australia forecasts national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Bullsbrook's employment mix suggests local growth of approximately 5.4% over five years and 11.8% over ten years.

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

Bullsbrook had a median taxpayer income of $59,089 and an average of $76,256 according to AreaSearch's aggregation of postcode level ATO data for the financial year 2022. These figures are high compared to Greater Perth's median income of $58,380 and average income of $78,020 in the same period. Based on a Wage Price Index growth rate of 11.61% from financial year 2022 to March 2025, estimated current incomes would be approximately $65,949 (median) and $85,109 (average). Census data shows that household, family, and personal incomes in Bullsbrook are around the 61st percentile nationally. The largest income segment consists of 37.3% earning between $1,500 and $2,999 weekly, with a total of 2,795 residents in this bracket. This is similar to the surrounding region where 32.0% fall into this bracket. High housing costs consume 16.4% of income, but strong earnings place disposable income at the 60th percentile nationally. 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 dwelling structures, as per the latest Census, consisted of 99.7% houses and 0.4% other dwellings. This is compared to Perth metro's 89.1% houses and 10.9% other dwellings. Bullsbrook's home ownership level was at 26.9%, with mortgaged dwellings at 57.3% and rented ones at 15.7%. The median monthly mortgage repayment in the area was $1,950, while the median weekly rent was $350. In comparison, Perth metro's average mortgage repayments were $1,842 and rents were $340. Nationally, Bullsbrook's mortgage repayments exceeded the Australian average of $1,863, but its rents were lower than the national figure of $375.

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

Family households constitute 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 comprise the remaining 19.3%, with lone person households at 16.8% and group households comprising 2.5%. 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 the Australian average of 30.4%. This indicates a need for targeted educational initiatives to improve qualifications. 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, including advanced diplomas (9.3%) and certificates (35.5%).

Educational participation is high at 28.6%, with 11.4% in primary education, 8.9% in secondary education, and 2.6% pursuing tertiary education. Bullsbrook College serves the area with an enrollment of 894 students. The school has typical Australian conditions (ICSEA: 960) and offers balanced educational opportunities. It provides integrated K-12 education for academic continuity. School places per 100 residents are lower than the regional average at 12.6, with some students likely attending schools in nearby areas.

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

Transport analysis in Bullsbrook shows 25 active public transport stops operating within the area. These stops serve a mix of bus routes, with three individual routes providing service. The total weekly passenger trips offered by these routes is 147.

Transport accessibility in Bullsbrook is rated as limited, with residents typically located approximately 2.5 kilometers from the nearest transport stop. Service frequency averages around 21 trips per day across all routes, equating to roughly 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

Health data shows relatively positive outcomes for Bullsbrook residents. Prevalence of common health conditions is low across both younger and older age cohorts.

Approximately 58% of the total population (4,332 people) have private health cover, compared to 54.1% in Greater Perth. Mental health issues are the most common medical condition, impacting 8.4% of residents, followed by arthritis at 8.1%. About 69.7% of residents declare themselves completely clear of medical ailments, compared to 72.6% across Greater Perth. The area has 14.2% of residents aged 65 and over (1,068 people), higher than the 12.6% in Greater Perth. Health outcomes among seniors are above average, broadly in line 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 findings, exhibited lower than average cultural diversity. Its population composition was predominantly Australian citizens, with 86.6% holding citizenship, and 76.8% being born in Australia. English was the language spoken exclusively at home by 94.9% of residents.

Christianity emerged as the primary religion in Bullsbrook, accounting for 42.4% of its population. Notably, Judaism, while a small fraction (0.1%) of Bullsbrook's population, mirrored Greater Perth's average. In terms of ancestry, the top three groups were English (34.1%), Australian (30.1%), and Scottish (8.1%), all higher than regional averages respectively at 26.2%, 22.0%, and 5.9%. There were also notable differences in representation for New Zealand (1.2% vs 1.0%), Dutch (1.8% vs 1.3%), and South African (0.7% vs 0.8%) ancestry groups.

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 and equivalent to Australia's median age of 38 years. Compared to Greater Perth, Bullsbrook has a higher proportion of residents aged 55-64 (13.4%) but fewer individuals aged 35-44 (12.0%). Between the censuses of 2021 and 2016, the population aged 25-34 grew from 12.9% to 13.7%. Conversely, the proportion of those aged 45-54 decreased from 15.4% to 13.5%. By the year 2041, Bullsbrook's age composition is projected to change significantly. The 65-74 age group is expected to grow by 36%, reaching 920 individuals from 675. This growth will be led by those aged 65 and above, who are projected to comprise 65% of the total population increase. Meanwhile, the number of individuals in the 0-4 age range is anticipated to decrease by 19%.