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

According to calculations by AreaSearch, the population of Lesmurdie - Bickley - Carmel is approximately 12,431 as of May 2026. This represents a growth of 733 residents (6.3%) from the 2021 Census, when the count stood at 11,698 individuals. This shift is deduced using the ABS estimated resident population of 12,420 from June 2025 and 55 validated new addresses registered after the Census. The region has a density of 56 persons per square kilometer, indicating a spacious residential environment. The main driver of population growth was overseas migration, which made up around 78.5% of the recent population increase.

AreaSearch implements ABS/Geoscience Australia projections published in 2024 with a 2022 baseline for each SA2. For SA2 regions lacking this coverage, and to project expansion beyond 2032, AreaSearch applies age cohort growth rates from the latest Greater Capital Region projections published by the ABS in 2023, which utilize 2022 data. Projections point to a population growth rate slightly below the median of areas assessed by AreaSearch, with the local population projected to grow by 901 residents to 2041 relative to the latest annual ERP statistics, indicating a total expansion of 7.2% over the 16 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 registered an average of approximately 19 new residential approvals annually, amounting to 98 homes over the last 5 financial years. In the current FY-26 period, 39 approvals have been logged. With an average of 4 new occupants per year for each home constructed between FY-21 and FY-25, demand remains well ahead of supply, which typically drives up property prices and heightens buyer competition, while new residences carry an average building cost of $329,000. Additionally, commercial approvals worth $17.1 million have been recorded this financial year, showing moderate commercial construction activity.

Compared to Greater Perth, Lesmurdie - Bickley - Carmel exhibits significantly less residential construction, running 58.0% below the regional per capita average. This limited supply of new properties generally reinforces demand and valuations for established homes. This volume is also below the national average, showing the mature nature of the area and indicating potential planning restrictions. Recent construction has consisted entirely of standalone dwellings, maintaining the low-density profile of the area with detached houses appealing to buyers looking for space. The ratio of 795 people per dwelling approval highlights a quiet development landscape with low overall construction activity.

Demographic projections indicate that Lesmurdie - Bickley - Carmel will add 890 residents by 2041, starting from the most recent AreaSearch quarterly projection. Residential construction is keeping a moderate pace with the anticipated growth, although buyers might experience higher levels of competition as the population rises.

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

Developments in local infrastructure, major construction projects, and planning changes have a strong influence on the performance of an area. In total, AreaSearch has identified 31 projects that are likely to impact the locality. Key initiatives 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 following list describing those expected to be of greatest significance.

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

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The exceptional employment performance in Lesmurdie - Bickley - Carmel places it among Australia's strongest labour markets

Lesmurdie - Bickley - Carmel has a skilled labor force, with strong representation in essential services, a low unemployment rate of 1.9%, and an estimated job growth rate of 2.1% over the past year. In March 2026, there were 6,747 working residents, and the unemployment rate was 2.3% lower than the Greater Perth benchmark of 4.2%, while the participation rate was slightly below average, sitting at 66.9% compared to 70.2% in Greater Perth. According to Census records, a low proportion of 11.2% of workers operated from home, though this figure may have been influenced by Covid-19 pandemic restrictions.

The primary employment sectors for local residents are education & training, health care & social assistance, and construction. The community displays a pronounced concentration in education & training, with a share of employment that is 1.4 times the regional average. Conversely, health care & social assistance employs only 11.4% of the local workforce, which is lower than the Greater Perth level of 14.8%. The comparison of Census working population to resident population suggests that local job opportunities are relatively scarce.

Based on AreaSearch analysis of SALM and ABS statistics, employment expanded by 2.1% over the 12-month period, while the labor force increased by 2.0%, which kept the unemployment rate relatively stable. In comparison, Greater Perth experienced a 2.0% increase in employment, a 2.5% expansion of the labor force, and a rise in unemployment of 0.4 percentage points. Jobs and Skills Australia's national employment projections from May-25 offer additional context on future demand in Lesmurdie - Bickley - Carmel. These projections, spanning five and ten years, are aligned with the local employment structure to project expansion trends. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, with growth rates varying widely by industry. Applying these industry projections to the local workforce mix suggests that employment in Lesmurdie - Bickley - Carmel should grow by 6.0% over five years and 12.7% over ten years, noting that this is a basic weighted extrapolation and does not adjust for local population projections.

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

According to the compilation of the latest postcode-level ATO statistics released for the 2023 financial year, the taxpayers in the Lesmurdie - Bickley - Carmel SA2 recorded a median income of $60,010 and an average income of $84,476. These figures are exceptionally high on a national scale, comparing to Greater Perth benchmarks of $60,748 and $80,248 respectively. Adjusting for a Wage Price Index growth of 10.93% since the 2023 financial year, current estimates point to a median of approximately $66,569 and an average of $93,709 as of March 2026. The 2021 Census placed weekly household income at the 70th percentile ($2,070 weekly), while personal income stood at the 50th percentile. Income distribution statistics show that 29.2% of the population (3,629 people) earn between $1,500 and $2,999, which is close to the metropolitan average of 32.0%. Economic prosperity is evident, with 32.4% of households earning high weekly incomes above $3,000, supporting solid consumer spending. After paying for housing, residents keep 87.6% of their income, showing strong purchasing power, and the area is situated in the 7th decile for the SEIFA index of income.

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

The mix of housing in Lesmurdie - Bickley - Carmel at the time of the latest Census consisted of 95.8% standalone houses and 4.3% other housing types, such as semi-detached homes, apartments, and alternative dwellings, compared to the Perth metropolitan average of 77.8% houses and 22.1% other dwellings. The rate of outright home ownership was 43.9%, which is much higher than the Perth metro rate, with the remaining properties being mortgaged (45.3%) or rented (10.8%). The median monthly mortgage payment of $2,100 was considerably higher than the Perth metropolitan average of $1,907, whereas the median weekly rent was $350, matching the Perth metro median of $350. Nationally, mortgage costs in Lesmurdie - Bickley - Carmel are higher than the Australian median of $1,863, while rental costs are lower than the national median of $375.

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

Families make up 80.7% of all households, consisting of 40.1% couples with children, 30.8% couples without children, and 9.1% single parents. Non-family households comprise the remaining 19.3%, with single person households accounting for 18.0% and group households representing 1.2% of the total. The median household size is 2.8 people, exceeding 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

The proportion of residents aged 15 and over with a university qualification in Lesmurdie - Bickley - Carmel is 27.0%, slightly higher than the SA3 average of 22.5%, showing solid educational attainment in the local region. Bachelor degrees are the most common at 19.0%, followed by postgraduate qualifications at 4.4% and graduate diplomas at 3.6%. Vocational qualifications are also common, with 38.4% of residents aged 15 and over holding credentials, consisting of advanced diplomas at 12.0% and certificates at 26.4%.

Enrolment in education is strong, with 30.5% of residents currently studying. This student population includes 11.0% enrolled in secondary schools, 10.3% in primary schools, and 4.5% enrolled in tertiary education programs.

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

Public transport networks include 89 active transit stops operating in Lesmurdie - Bickley - Carmel, consisting of bus services. These stops are served by 7 distinct routes, which accommodate 542 passenger trips per week. Transit accessibility is classified as limited, with residents living an average of 982 meters from the nearest stop. The area is predominantly residential, and most workers commute out of the area, with private vehicles remaining the primary mode of travel at 89%. Households own an average of 2.1 vehicles, which is higher than the regional average. A relatively low proportion of 11.2% of residents work from home, based on the 2021 Census, which may have been influenced by COVID-19 pandemic conditions.

Services run at an average frequency of 77 trips per day across all transit routes, which represents approximately 6 weekly trips for each 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 shows favorable health profiles, based on an analysis of mortality data and the occurrence of chronic illnesses, with low rates of common health conditions observed across both younger and older cohorts, and private health insurance coverage is exceptionally high at approximately 62% of the population (7,657 people). This is higher than the Greater Perth rate of 59.0% and the national rate of 55.7%.

The most common medical diagnoses in the region are arthritis and mental health conditions, affecting 8.1% and 7.7% of the population, respectively, while 68.8% of residents reported having no long-term medical conditions, compared to 71.9% in Greater Perth. Residents under the age of 65 have better health outcomes than average. The population includes 22.4% of residents aged 65 and over (2,787 people), which is higher than the Greater Perth average of 16.1%. Seniors in the area exhibit above-average health outcomes, with national health standings generally matching the broader community.

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 is more culturally diverse than average, with 7.2% of residents speaking a non-English language at home and 26.5% born outside Australia. Christianity is the primary religion in the area, representing 53.4% of the population, compared to 45.0% across Greater Perth.

Regarding parents' country of birth, the top three ancestries in Lesmurdie - Bickley - Carmel are English (32.4%), Australian (25.3%), and Irish (7.9%). Some minor ethnic groups show higher concentrations than the wider region, with Dutch background at 2.3% (compared to 1.5% regionally) and Italian at 6.9% (compared to 4.2%), while South Australian background stands at 0.9% (compared to 1.0% regionally).

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

Lesmurdie - Bickley - Carmel has a median age of 44, which is older than the Greater Perth median of 37 and the national median of 38. The 75 - 84 age bracket has a high representation at 8.4% compared to Greater Perth, while the 25 - 34 bracket is smaller at 7.8%. Since the 2021 Census, the 15 to 24 age bracket has increased from 12.8% to 14.7%, and the 75 to 84 cohort has risen from 7.3% to 8.4%. In contrast, the 5 to 14 cohort decreased from 14.7% to 13.1%, and the 65 to 74 bracket fell from 12.2% to 10.8%. Demographic projections indicate that the age distribution will change significantly by 2041. The 85+ cohort is projected to increase by 91% (357 people), growing from 391 to 749. The overall aging trend is clear, with residents aged 65+ accounting for 72% of the projected growth. Conversely, the 0 to 4 and 35 to 44 age brackets are projected to contract.