Lesmurdie - Bickley - Carmel

Lesmurdie - Bickley - Carmel is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Lesmurdie - Bickley - Carmel's population is around 12,386 as of Feb 2026. This reflects an increase of 688 people (5.9%) since the 2021 Census, which reported a population of 11,698 people. The change is inferred from the estimated resident population of 12,302 from the ABS as of June 2024 and an additional 50 validated new addresses since the Census date. This population level equates to a density ratio of 56 persons per square kilometer, providing ample space per person. Population growth for the area was primarily driven by overseas migration, which contributed approximately 85.8% of overall population gains during recent periods.

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). Considering the projected demographic shifts, a population increase just below the median of statistical areas analysed by AreaSearch is expected, with the area expected to expand by 886 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 6.5% in total over the 17 years.

Residential development activity is lower than average in Lesmurdie - Bickley - Carmel according to AreaSearch's national comparison of local real estate markets

Lesmurdie - Bickley - Carmel has seen around 19 new homes approved annually, totalling 98 homes over the past 5 financial years. So far in FY-26, 30 approvals have been recorded. At an average of 3.6 new residents per year for every home built over the past 5 financial years (between FY-21 and FY-25), demand is significantly outpacing supply, which typically puts upward pressure on prices and increases competition among buyers, while new homes are being built at an average value of $329,000. Additionally, $17.1 million in commercial approvals have been registered this financial year, demonstrating moderate levels of commercial development.

Relative to Greater Perth, Lesmurdie - Bickley - Carmel records markedly lower building activity (58.0% below regional average per person). This scarcity of new properties typically strengthens demand and prices for existing properties. This level is also below average nationally, reflecting the area's maturity and pointing to possible planning constraints. Meanwhile, recent development has been entirely comprised of standalone homes, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 789 people in the area per dwelling approval reflects its quiet, low activity development environment.

Population forecasts indicate Lesmurdie - Bickley - Carmel will gain 802 residents through to 2041 (from the latest AreaSearch quarterly estimate). Current development appears well-matched to future needs, supporting steady market conditions without extreme price pressure.

Lesmurdie - Bickley - Carmel has limited levels of nearby infrastructure activity, ranking in the 14thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 32 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Lesmurdie Village Shopping Centre Refurbishment and Childcare Expansion, Wattle Brook Private Estate, Willow Lakes Estate Cell 9 Wattle Grove Upgrades, and Wattle Grove South (Crystal Brook), 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.

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.

The labour market strength in Lesmurdie - Bickley - Carmel positions it well ahead of most Australian regions

Lesmurdie - Bickley - Carmel has a skilled workforce, with essential services sectors well represented, an unemployment rate of just 2.0%, and 1.9% in estimated employment growth over the past year. As of December 2025, 6,687 residents are in work while the unemployment rate is 2.1% below Greater Perth's rate of 4.1%, and workforce participation is somewhat below standard (67.3% compared to Greater Perth's 71.9%). Based on Census responses, a low 11.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The dominant employment sectors among residents include education & training, health care & social assistance, and construction. The area shows particularly strong specialization in education & training, with an employment share of 1.4 times the regional level. In contrast, health care & social assistance employs just 11.4% of local workers, below Greater Perth's 14.8%. The area appears to offer limited employment opportunities locally, as indicated by the count of Census working population vs resident population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 1.9% alongside labour force increasing by 1.8%, keeping the unemployment rate relatively stable. This contrasts with Greater Perth, where employment rose by 2.3%, the labour force grew by 2.6%, and unemployment rose 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Lesmurdie - Bickley - Carmel. 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 Lesmurdie - Bickley - Carmel's employment mix suggests local employment should increase by 6.0% over five years and 12.7% 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

According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-23, the Lesmurdie - Bickley - Carmel SA2 had a median income among taxpayers of $60,010 with the average level standing at $84,476. This is extremely high nationally and compares to levels of $60,748 and $80,248 across Greater Perth respectively. Based on Wage Price Index growth of 9.62% since FY-23, current estimates would be approximately $65,783 (median) and $92,603 (average) as of September 2025. From the 2021 Census, household income ranks at the 70th percentile ($2,070 weekly), while personal income sits at the 50th percentile. Distribution data shows 29.2% of the population (3,616 individuals) fall within the $1,500 - 2,999 income range, mirroring the metropolitan region where 32.0% occupy this bracket. Economic strength emerges through 32.4% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. After housing costs, residents retain 87.6% of income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 7th decile.

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

Dwelling structure within Lesmurdie - Bickley - Carmel, as evaluated at the latest Census, comprised 95.8% houses and 4.3% 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 Lesmurdie - Bickley - Carmel was well beyond that of Perth metro, at 43.9%, with the remainder of dwellings either mortgaged (45.3%) or rented (10.8%). The median monthly mortgage repayment in the area was well above the Perth metro average at $2,100, while the median weekly rent figure was recorded at $350, compared to Perth metro's $1,907 and $350. Nationally, Lesmurdie - Bickley - Carmel's mortgage repayments are significantly higher than the Australian average of $1,863, while rents are less than the national figure of $375.

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

Family households dominate at 80.7% of all households, comprising 40.1% couples with children, 30.8% couples without children, and 9.1% single parent families. Non-family households make up the remaining 19.3%, with lone person households at 18.0% and group households comprising 1.2% of the total. The median household size of 2.8 people is larger than the Greater Perth average of 2.6.

The educational profile of Lesmurdie - Bickley - Carmel exceeds national averages, with above-average qualification levels and academic performance metrics

University qualifications in Lesmurdie - Bickley - Carmel (27.0% of residents aged 15+) edge above the SA3 area average (22.5%), suggesting competitive educational foundations within the broader context. Bachelor degrees lead at 19.0%, followed by postgraduate qualifications (4.4%) and graduate diplomas (3.6%). Trade and technical skills feature prominently, with 38.4% of residents aged 15+ holding vocational credentials, including advanced diplomas (12.0%) and certificates (26.4%).

Educational participation is notably high, with 30.5% of residents currently enrolled in formal education. This includes 11.0% in secondary education, 10.3% in primary education, and 4.5% pursuing tertiary education.

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

Public transport analysis reveals 89 active transport stops operating within Lesmurdie - Bickley - Carmel, comprising a mix of buses. These stops are serviced by 7 individual routes, collectively providing 542 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 982 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 89%. Vehicle ownership averages 2.1 per dwelling, which is above the regional average. A relatively low 11.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 77 trips per day across all routes, equating to approximately 6 weekly trips per individual stop.

The level of general health in Lesmurdie - Bickley - Carmel is notably higher than the national average with prevalence of common health conditions quite low across both younger and older age cohorts

Lesmurdie - Bickley - Carmel demonstrates above-average health outcomes, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is quite low across both younger and older age cohorts, and the rate of private health cover is exceptionally high at approximately 62% of the total population (7,629 people). This compares to 59.0% across Greater Perth and a national average of 55.7%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 8.1% and 7.7% of residents, respectively, while 68.8% declared themselves as completely clear of medical ailments compared to 71.9% across Greater Perth. The under-65 population demonstrates better than average health outcomes. The area has 22.4% of residents aged 65 and over (2,776 people), which is higher than the 16.3% in Greater Perth. Health outcomes among seniors are above average, with national rankings broadly in line with the general population.

In terms of cultural diversity, Lesmurdie - Bickley - Carmel records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Lesmurdie - Bickley - Carmel was found to be above average in terms of cultural diversity, with 7.2% of its population speaking a language other than English at home and 26.5% born overseas. The main religion in Lesmurdie - Bickley - Carmel is Christianity, which makes up 53.4% of the population. This compares to 45.0% across Greater Perth.

In terms of ancestry (country of birth of parents), the top three represented groups in Lesmurdie - Bickley - Carmel are English, comprising 32.4% of the population, Australian, comprising 25.3% of the population, and Irish, comprising 7.9% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Dutch is notably overrepresented at 2.3% of Lesmurdie - Bickley - Carmel (vs 1.5% regionally), Italian at 6.9% (vs 4.2%) and South Australian at 0.9% (vs 1.0%).

Lesmurdie - Bickley - Carmel hosts a notably older demographic compared to the national average

With a median age of 44, Lesmurdie - Bickley - Carmel notably exceeds the Greater Perth figure of 37 and the national norm of 38. The 75 - 84 age group shows strong representation at 8.3% compared to Greater Perth, whereas the 25 - 34 cohort is less prevalent at 7.4%. Following the 2021 Census, the 15 to 24 age group has grown from 12.8% to 14.7% of the population, while the 75 to 84 cohort increased from 7.3% to 8.3%. Conversely, the 65 to 74 cohort has declined from 12.2% to 10.9% and the 5 to 14 group dropped from 14.7% to 13.5%. Demographic modeling suggests Lesmurdie - Bickley - Carmel's age profile will evolve significantly by 2041. Leading the demographic shift, the 85+ group will grow by 90% (359 people), reaching 757 from 397. The aging population dynamic is clear, with those 65+ comprising 74% of projected growth. Meanwhile, the 0 to 4 and 35 to 44 cohorts are expected to experience population declines.