Lesmurdie - Bickley - Carmel
Statistical Area - sa2

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 was around 12,383 as of Nov 2025. This reflected an increase of 685 people (5.9%) since the 2021 Census, which reported a population of 11,698 people. The change was 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 level of population equated to a density ratio of 56 persons per square kilometer. Population growth for the area was primarily driven by overseas migration that contributed approximately 85.8% of overall population gains during recent periods.

AreaSearch adopted 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 utilised 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 was expected. The area was expected to expand by 886 persons to 2041 based on the latest population numbers, with 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 approximately 19 new homes approved annually over the past five financial years, totalling 98 homes. In FY26 so far, 20 approvals have been recorded. On average, 3.6 new residents per year have been associated with these new homes between FY21 and FY25. This has led to a significant demand outpacing supply, which typically puts upward pressure on prices and increases competition among buyers.

The average construction cost value of new homes is $329,000. In this financial year, $17.1 million in commercial approvals have been registered, indicating moderate levels of commercial development. Compared to Greater Perth, Lesmurdie - Bickley - Carmel records markedly lower building activity, which is 58.0% below the regional average per person. This scarcity of new properties typically strengthens demand and prices for existing properties. The area's population density, with an estimated 789 people per dwelling approval, reflects its quiet, low activity development environment.

Population forecasts indicate Lesmurdie - Bickley - Carmel will gain 805 residents by 2041. 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 7thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 32 projects likely affecting the region. Notable initiatives include Lesmurdie Village Shopping Centre Refurbishment and Childcare Expansion, Wattle Brook Private Estate development, Willow Lakes Estate Cell 9 Wattle Grove Upgrades, and Wattle Grove South (Crystal Brook) project. The following list details those projects most relevant to the area.

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

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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. As of June 2025, the unemployment rate is 1.9%, lower than Greater Perth's 3.9%.

Employment growth over the past year was estimated at 3.3%. There are 6,810 residents in work and workforce participation is 62.3%, below Greater Perth's 65.2%. Dominant employment sectors include education & training, health care & social assistance, and construction. The area shows strong specialization in education & training with an employment share of 1.4 times the regional level.

However, health care & social assistance employs only 11.4% of local workers, below Greater Perth's 14.8%. Employment opportunities locally may be limited as indicated by Census working population vs resident population count. Over the past year, employment increased by 3.3% while labour force grew by 3.1%, reducing the unemployment rate by 0.2 percentage points. In contrast, Greater Perth saw employment rise by 3.7%, labour force grow by 3.8%, and unemployment increase by 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years, with varying rates between industry sectors. Applying these projections to Lesmurdie-Bickley-Carmel's employment mix suggests local growth of approximately 6.0%% over five years and 12.7% over ten years.

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

According to AreaSearch's aggregation of ATO data released on June 30, 2022, Lesmurdie - Bickley - Carmel had a median taxpayer income of $56,389 and an average income of $79,034. Nationally, these figures are high compared to the Perth metropolitan region's median income of $58,380 and average income of $78,020. By September 2025, estimated median and average incomes would be approximately $64,396 and $90,257 respectively, based on a 14.2% Wage Price Index growth since June 2022. The 2021 Census reported Lesmurdie - Bickley - Carmel's household income at the 70th percentile ($2,070 weekly) and personal income at the 51st percentile. Income distribution shows that 29.2% of residents (3,615 individuals) fall within the $1,500-$2,999 range, similar to Perth's 32.0%. High-income households (exceeding $3,000 weekly) comprise 32.4%, indicating strong consumer spending power. After housing costs, residents retain 87.6% of their income, reflecting robust purchasing power and the area's SEIFA income ranking in the 7th decile.

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

Lesmurdie-Bickley-Carmel's dwellings, as per the latest Census, consisted of 95.8% houses and 4.3% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Perth metro's 93.9% houses and 6.1% other dwellings. Home ownership in Lesmurdie-Bickley-Carmel stood at 43.9%, with mortgaged dwellings at 45.3% and rented ones at 10.8%. The median monthly mortgage repayment was $2,100, higher than Perth metro's average of $1,907. The median weekly rent in Lesmurdie-Bickley-Carmel was $350, compared to Perth metro's $370. Nationally, mortgage repayments were significantly higher at $2,100 versus the Australian average of $1,863, while rents were lower at $350 compared to the national figure of $375.

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

Family households account for 80.7% of all households, including 40.1% that are couples with children, 30.8% that are couples without children, and 9.1% that are single parent families. Non-family households constitute the remaining 19.3%, with lone person households at 18.0% and group households comprising 1.2% of the total. The median household size is 2.8 people, which 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+) exceed the SA3 area average (22.5%). Bachelor degrees are most common at 19.0%, followed by postgraduate qualifications (4.4%) and graduate diplomas (3.6%). Vocational credentials are prominent, with 38.4% of residents aged 15+ holding them - advanced diplomas (12.0%) and certificates (26.4%).

Educational participation is high at 30.5%, including secondary education (11.0%), primary education (10.3%), and tertiary education (4.5%). There are 10 schools in Lesmurdie-Bickley-Carmel educating approximately 4,042 students, with typical Australian school conditions (ICSEA: 1047) offering balanced educational opportunities. The school mix includes 6 primary, 3 secondary, and 1 K-12 school. The area functions as an education hub with 32.6 school places per 100 residents, significantly above the regional average of 17.6, attracting students from surrounding communities.

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

Lesmurdie-Bickley-Carmel area has 82 active public transport stops. These stops are served by buses, with a total of 7 routes operating. The combined weekly passenger trips across these routes amount to 530.

Residents' accessibility to transport is limited, with an average distance of 982 meters to the nearest stop. Service frequency averages 75 trips per day, which equates to approximately 6 weekly trips per individual stop.

Lesmurdie - Bickley - Carmel's residents are relatively healthy in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Lesmurdie-Bickley-Carmel's health metrics are close to national benchmarks, with common health conditions seen across both young and old age cohorts at a fairly standard level. Private health cover is exceptionally high here, at approximately 59% of the total population (7,355 people), compared to 55.7% in Greater Perth.

The most common medical conditions are arthritis and mental health issues, affecting 8.1 and 7.7% of residents respectively. 68.8% of residents declare themselves completely clear of medical ailments, compared to 69.2% across Greater Perth. 22.1% of residents are aged 65 and over (2,741 people), higher than the 20.2% in Greater Perth. Health outcomes among seniors here are above average, performing better than the general population in health metrics.

The level of cultural diversity witnessed in Lesmurdie - Bickley - Carmel was found to be above average when compared nationally for a number of language and cultural background related metrics

Lesmurdie-Bickley-Carmel has a higher than average cultural diversity, with 7.2% of its population speaking a language other than English at home and 26.5% born overseas. The predominant religion in Lesmurdie-Bickley-Carmel is Christianity, accounting for 53.4% of the population, compared to 46.7% across Greater Perth. In terms of ancestry, the top three groups are English (32.4%), Australian (25.3%), and Irish (7.9%).

Notably, Dutch representation is higher at 2.3%, compared to the regional average of 1.8%. Italian representation is also higher at 6.9% versus 4.4%, and South African representation is slightly elevated at 0.9% compared to the regional average of 0.7%.

Lesmurdie - Bickley - Carmel hosts an older demographic, ranking in the top quartile nationwide

The median age in Lesmurdie - Bickley - Carmel is 44, which exceeds Greater Perth's figure of 37 and is substantially higher than the national norm of 38. The 75-84 age group has a strong representation at 8.0% compared to Greater Perth, while the 25-34 cohort is less prevalent at 7.4%. According to the 2021 Census, the population aged 15 to 24 grew from 12.8% to 14.4%, while the 65 to 74 group declined from 12.2% to 11.0% and the 5 to 14 age group decreased from 14.7% to 13.6%. Demographic modeling indicates significant changes in Lesmurdie - Bickley - Carmel's age profile by 2041. The 85+ group is projected to grow by 92%, reaching 757 people from the current 395. Those aged 65 and above will comprise 74% of this growth. Meanwhile, the 0 to 4 and 35 to 44 age groups are expected to experience population declines.