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

As of Nov 2025, Lesmurdie - Bickley - Carmel's population stands at around 12,383. This figure reflects an increase from the 2021 Census total of 11,698 people, marking a rise of 685 individuals or approximately 5.9%. This change is inferred from ABS estimates: in June 2024, the estimated resident population was 12,302, with an additional 50 validated new addresses since the Census date. The population density ratio is around 56 persons per square kilometer. Overseas migration accounted for approximately 85.8% of overall population gains in recent periods.

AreaSearch bases its projections on ABS/Geoscience Australia data released in 2024, using 2022 as the base year for each SA2 area. For areas not covered by this data and post-2032 growth estimates, AreaSearch utilises ABS-provided growth rates by age cohort from its latest Greater Capital Region projections (released in 2023, based on 2022 data). By 2041, the population is projected to increase by just below the median of statistical areas analysed by AreaSearch, with an expected expansion of 886 persons, reflecting a total increase of approximately 6.5% over the 17-year period.

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. As of FY26, 23 approvals have been recorded. On average, each home built between FY21 and FY25 attracts around 3.6 new residents per year. This demand outpaces supply, potentially driving up prices and increasing buyer competition, with new homes valued at an average of $329,000.

In the current financial year, $17.1 million in commercial approvals have been registered, indicating moderate commercial development activity. Compared to Greater Perth, Lesmurdie - Bickley - Carmel records significantly 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 development has been exclusively standalone homes, preserving its low-density nature and attracting space-seeking buyers. As of now, there are an estimated 789 people per dwelling approval in the area.

By 2041, Lesmurdie - Bickley - Carmel is forecasted to gain 805 residents, indicating that current development appears well-suited to future needs, supporting steady market conditions without extreme price pressure.

Lesmurdie - Bickley - Carmel has emerging levels of nearby infrastructure activity, ranking in the 22ndth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 32 projects likely to affect 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 most relevant.

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 an unemployment rate of 1.9% as of September 2025. This is lower than Greater Perth's rate of 4.0%.

The area experienced employment growth of 2.2% in the past year, compared to Greater Perth's 2.9%. Workforce participation in Lesmurdie-Bickley-Carmel is 62.3%, below Greater Perth's 65.2%. The dominant employment sectors among residents include education & training, health care & social assistance, and construction. The area has a 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%. In the 12 months ending September 2025, employment increased by 2.2%, and the labour force grew by 1.9%, causing the unemployment rate to fall by 0.3 percentage points. State-level data from 25-Nov-25 shows WA employment contracted by 0.27% (losing 5,520 jobs), with the state unemployment rate at 4.6%. National employment forecasts from May-25 suggest a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Lesmurdie-Bickley-Carmel's employment mix indicates local employment should increase by 6.0% over five years and 12.7% over ten years, assuming constant population projections.

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

AreaSearch's aggregation of latest postcode level ATO data released for financial year ending June 2022 shows Lesmurdie - Bickley - Carmel SA2 had a median income among taxpayers of $56,389 and an average income of $79,034. Nationally, these figures are high compared to the Greater Perth levels of $58,380 (median) and $78,020 (average). Considering Wage Price Index growth of 14.2% since financial year ending June 2022, estimated median income as of September 2025 is approximately $64,396, and average income is around $90,257. According to the 2021 Census, household income ranks at the 70th percentile ($2,070 weekly), while personal income sits at the 50th percentile. Income distribution data indicates that 29.2% of the population (3,615 individuals) fall within the $1,500 - $2,999 income range, similar to the metropolitan region where 32.0% occupy this bracket. Economic strength is evident with 32.4% of households earning high weekly incomes exceeding $3,000, supporting elevated consumer spending. After housing costs, residents retain 87.6% of their income, reflecting strong purchasing power. 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

The latest Census data shows that in Lesmurdie-Bickley-Carmel, 95.8% of dwellings were houses, with the remaining 4.3% being semi-detached, apartments, or other types. In comparison, Perth metropolitan area had 93.9% houses and 6.1% other dwellings. Home ownership in Lesmurdie-Bickley-Carmel stood at 43.9%, with mortgaged properties at 45.3% and rented ones at 10.8%. The median monthly mortgage repayment in the area was $2,100, higher than Perth's average of $1,907. The median weekly rent was $350, compared to Perth's $370. Nationally, Lesmurdie-Bickley-Carmel's mortgage repayments were significantly higher than 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% couples with children, 30.8% couples without children, and 9.1% single parent families. Non-family households constitute the remaining 19.3%, with lone person households at 18.0% and group households comprising 1.2%. The median household size is 2.8 people, 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

Lesmurdie-Bickley-Carmel has a higher percentage of residents with university qualifications (27.0%) compared to 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 such qualifications, including advanced diplomas (12.0%) and certificates (26.4%).

Educational participation is high, with 30.5% of residents currently enrolled in formal education, including secondary (11.0%), primary (10.3%), and tertiary (4.5%) levels.

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

The analysis of public transport in the area comprising Lesmurdie, Bickley, and Carmel shows that there are 82 active transport stops currently operating. These stops offer a mix of bus services, with 7 individual routes providing a total of 530 weekly passenger trips. The accessibility to these transport services is rated as limited, with residents typically located an average of 982 meters from the nearest stop.

Across all routes, the 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. The rate of private health cover is exceptionally high at approximately 59% (7,355 people), compared to 55.7% in Greater Perth.

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

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 has a higher cultural diversity, with 7.2% of its population speaking languages other than English at home and 26.5% born overseas. The predominant religion is Christianity, at 53.4%, compared to Greater Perth's 46.7%. Top ancestry groups are English (32.4%), Australian (25.3%), and Irish (7.9%).

Notably, Dutch (2.3%) and Italian (6.9%) populations exceed regional averages of 1.8% and 4.4%, respectively, while South African residents are slightly higher at 0.9%.

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

Lesmurdie-Bickley-Carmel has a median age of 44, which exceeds Greater Perth's figure of 37 and is significantly higher than the national norm of 38. The age group of 75-84 years old makes up 8.0% of the population, compared to Greater Perth, while the 25-34 cohort comprises 7.4%. According to the 2021 Census, the 15 to 24 age group has increased from 12.8% to 14.4%, while the 65 to 74 group decreased from 12.2% to 11.0% and the 5 to 14 group dropped from 14.7% to 13.6%. By 2041, demographic modeling suggests significant changes in Lesmurdie-Bickley-Carmel's age profile. The 85+ group is projected to grow by 92%, reaching 757 people from the current 395. Those aged 65 and above will account for 74% of the population growth, while the 0 to 4 and 35 to 44 age groups are expected to experience population declines.