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

Based on AreaSearch's analysis, Bullsbrook's population is around 7,630 as of Feb 2026. This reflects an increase of 2,025 people (36.1%) since the 2021 Census, which reported a population of 5,605 people. The change is inferred from the estimated resident population of 6,653 from the ABS as of June 2024 and an additional 775 validated new addresses since the Census date. This population level equates to a density ratio of 30 persons per square kilometer, providing ample space per person. Bullsbrook's 36.1% growth since the 2021 census exceeded the national average (9.9%) and the state average, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, which contributed approximately 62.9% of overall population gains during recent periods, although all drivers, including natural growth and overseas migration, were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and to estimate growth across all areas in the years post-2032, AreaSearch is utilising the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Looking at population projections moving forward, a significant population increase in the top quartile of national areas is forecast, with the area expected to grow by 1,780 persons to 2041 based on the latest annual ERP population numbers, recording a gain of 10.5% in total over the 17 years.

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 around 119 new homes approved annually, with 596 homes approved over the past 5 financial years (between FY-21 and FY-25) and 119 so far in FY-26. With an average of 1.8 people per year moving to the area for each dwelling built over the past 5 financial years (between FY-21 and FY-25), the market shows a good balance between supply and demand, supporting stable conditions, while new properties are constructed at an average value of $271,000. Additionally, $20.7 million in commercial development approvals have been recorded this financial year, demonstrating moderate levels of commercial development.

When measured against Greater Perth, Bullsbrook records 52.0% more development activity (per person), which should provide buyers with ample choice. This is well above average nationally, reflecting strong developer confidence in the area. Further, new construction has been completely comprised of detached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. With around 47 people per dwelling approval, Bullsbrook shows characteristics of a growth area.

Population forecasts indicate Bullsbrook will gain 803 residents through to 2041 (from the latest AreaSearch quarterly estimate). Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Bullsbrook has limited levels of nearby infrastructure activity, ranking in the 5thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 25 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Yarrimbah Heights Estate, The Village at Bullsbrook, Kingsford Village Shopping Centre (Bullsbrook Town Centre), and Kingsford Town Centre, with the list below detailing those likely to be of most relevance.

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 features a balanced workforce spanning white and blue collar employment, with the construction sector a particular standout in terms of representation, an unemployment rate of only 3.0%, and 3.3% in estimated employment growth over the past year. As of December 2025, 3,966 residents are in work while the unemployment rate is 1.1% below Greater Perth's rate of 4.1%, and workforce participation is fairly standard (76.9% compared to Greater Perth's 71.9%). Based on Census responses, a low 9.5% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Employment among residents is concentrated in construction, mining, and health care & social assistance. The area demonstrates a particularly notable concentration in agriculture, forestry & fishing, with employment levels at 6.4 times the regional average. Meanwhile, health care & social assistance has a limited presence with 9.0% employment compared to 14.8% regionally. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, employment increased by 3.3% while labour force increased by 3.2%, causing the unemployment unemployment rate to fall by 0.1 percentage points. By comparison, Greater Perth recorded employment growth of 2.3%, labour force growth of 2.6%, with unemployment rising 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Bullsbrook. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Bullsbrook's employment mix suggests local employment should increase by 5.4% over five years and 11.8% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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

The Bullsbrook SA2 shows a median taxpayer income of $63,759 and an average of $80,730 according to the latest postcode level ATO data aggregated by AreaSearch for FY-23. This is high nationally, contrasting with Greater Perth's median income of $60,748 and average income of $80,248. Based on Wage Price Index growth of 9.62% since FY-23, current estimates would be approximately $69,893 (median) and $88,496 (average) as of September 2025. Census data reveals household, family and personal incomes in Bullsbrook cluster around the 60th percentile nationally. Income brackets indicate the largest segment comprises 37.3% earning $1,500 - 2,999 weekly (2,845 residents), mirroring the surrounding region where 32.0% occupy this bracket. High housing costs consume 16.4% of income, though strong earnings still place disposable income at the 59th percentile and the area's SEIFA income ranking places it in the 5th decile.

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

Dwelling structure within Bullsbrook, as evaluated at the latest Census, comprised 99.7% houses and 0.4% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Perth metro's 77.8% houses and 22.1% other dwellings. Meanwhile, the level of home ownership within Bullsbrook slightly lagged that of Perth metro, at 26.9%, with the remainder of dwellings either mortgaged (57.3%) or rented (15.7%). The median monthly mortgage repayment in the area was above the Perth metro average at $1,950, while the median weekly rent figure was recorded at $350, compared to Perth metro's $1,907 and $350. Nationally, Bullsbrook's mortgage repayments are higher than the Australian average of $1,863, while rents are lower than the national figure of $375.

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

Family households dominate at 80.7% of all households, comprising 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%, with lone person households at 16.8% and group households comprising 2.5% of the total. The median household size of 2.8 people is larger than the Greater Perth average of 2.6.

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

The area faces educational challenges, with university qualification rates (13.1%) substantially below the Australian average of 30.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 10.1%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.4%). Trade and technical skills feature prominently, with 44.8% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.3%) and certificates (35.5%).

Educational participation is notably 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

Public transport analysis reveals 25 active transport stops operating within Bullsbrook, comprising a mix of buses. These stops are serviced by 3 individual routes, collectively providing 150 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 2500 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 87%. Vehicle ownership averages 2.1 per dwelling, which is above the regional average. A relatively low 9.5% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 21 trips per day across all routes, equating to approximately 6 weekly trips per individual 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

Bullsbrook demonstrates above-average health outcomes, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Both young and old age cohorts see a low prevalence of common health conditions, and the rate of private health cover is exceptionally high at approximately 60% of the total population (4,539 people).

The most common medical conditions in the area are mental health issues and arthritis, impacting 8.4% and 8.1% of residents, respectively, while 69.7% declared themselves as completely clear of medical ailments compared to 71.9% across Greater Perth. Health outcomes among the working-age population are broadly typical. The area has 14.9% of residents aged 65 and over (1,138 people), which is lower than the 16.3% in Greater Perth. Health outcomes among seniors are above average, with national rankings broadly in line with the general population.

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

Bullsbrook was found to be below average in terms of cultural diversity, with 86.6% of its population being citizens, 76.8% born in Australia, and 94.9% speaking English only at home. The main religion in Bullsbrook is Christianity, which makes up 42.4% of the population. However, the most apparent overrepresentation was in Judaism, which comprises 0.1% of the population, compared to 0.3% across Greater Perth.

In terms of ancestry (country of birth of parents), the top three represented groups in Bullsbrook are English, comprising 34.1% of the population, which is substantially higher than the regional average of 28.0%, Australian, comprising 30.1% of the population, which is substantially higher than the regional average of 21.2%, and Scottish, comprising 8.1% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: New Zealand is notably overrepresented at 1.2% of Bullsbrook (vs 0.8% regionally), Dutch at 1.8% (vs 1.5%) and South Australian at 0.7% (vs 1.0%).

Bullsbrook's population is slightly younger than the national pattern

The 38-year median age in Bullsbrook is close to Greater Perth's average of 37 and equivalent to the Australian median of 38. Relative to Greater Perth, Bullsbrook has a higher concentration of 55 - 64 residents (13.5%) but fewer 35 - 44 year-olds (12.2%). Since the 2021 Census, the 75 to 84 age group has grown from 3.6% to 4.6% of the population. Conversely, the 45 to 54 cohort has declined from 15.4% to 12.9%. By 2041, Bullsbrook is expected to see notable shifts in its age composition. Leading the demographic shift, the 65 to 74 group will grow by 30% (213 people), reaching 920 from 706. The aging population dynamic is clear, with those 65+ comprising 68% of projected growth. On the other hand, numbers in the 0 to 4 age range are expected to fall by 7.