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

As of August 2025, Lesmurdie - Bickley - Carmel's population is approximately 12,380. This figure represents an increase of 682 people since the 2021 Census, which reported a population of 11,698. The growth is inferred from ABS estimates: 12,302 in June 2024 and an additional 49 validated new addresses post-census. This results in a density ratio of 56 persons per square kilometer. Lesmurdie - Bickley - Carmel's 5.8% population growth since the census is within 2.8 percentage points of the national average of 8.6%, indicating competitive growth fundamentals. Overseas migration contributed approximately 85.8% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and post-2032 estimates, AreaSearch utilizes ABS Greater Capital Region projections released in 2023 based on 2022 data. Based on projected demographic shifts, the area is expected to increase by approximately 886 persons by 2041, representing a growth of about 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 around 19 new homes approved annually. Development approval data is produced by the ABS on a financial year basis, with 98 dwellings approved over the past five financial years between FY-21 and FY-25, and 9 recorded so far in FY-26. An average of 3.6 new residents per year arrives for each dwelling constructed over these five years. This results in demand significantly exceeding new supply, leading to price growth and increased buyer competition.

New homes are being built at an average construction cost value of $448,000. In FY-26, $17.1 million in commercial approvals have been registered, indicating moderate levels of commercial development. Compared to Greater Perth, Lesmurdie - Bickley - Carmel shows substantially reduced construction activity, being 58.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing homes, which is also under the national average, suggesting the area's established nature and potential planning limitations. Recent building activity consists entirely of standalone homes, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space.

The estimated count of 789 people per dwelling approval reflects its quiet, low activity development environment. Looking ahead, Lesmurdie - Bickley - Carmel is expected to grow by 808 residents through to 2041. Present construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

Lesmurdie - Bickley - Carmel has limited levels of nearby infrastructure activity, ranking in the 7thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified a total of 26 projects expected to impact the region. Notable initiatives include Wattle Brook Private Estate, Willow Lakes Estate Cell 9 Wattle Grove Upgrades, Wattle Grove South (Crystal Brook), and Lesmurdie Primary School Redevelopment. The following list outlines those projects likely to be most relevant.

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

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. The unemployment rate in the area was 1.9% as of June 2025, which is lower than Greater Perth's rate of 3.9%.

Employment growth over the past year was estimated at 3.3%. There were 6,810 residents in work during this period, with workforce participation at 62.3%, slightly below Greater Perth's 65.2%. Residents' employment is concentrated in 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%. Over the 12 months to June 2025, employment increased by 3.3%, while labour force increased by 3.1%, leading to a fall in unemployment rate by 0.2 percentage points. In contrast, Greater Perth saw employment rise by 3.7% and unemployment rise by 0.1 percentage points. State-level data from Sep-25 shows WA employment contracted by 0.82%, with the state unemployment rate at 4.3%. National employment forecasts from May 2025 project growth of 6.6% over five years and 13.7% over ten years. 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

AreaSearch's latest postcode level ATO data for financial year 2022 shows that Lesmurdie - Bickley - Carmel had a median income of $56,389 and an average income of $79,034. This is higher than Greater Perth's figures of a median income of $58,380 and an average income of $78,020. By March 2025, based on Wage Price Index growth of 11.61%, the estimated median income would be approximately $62,936 and the average income would be around $88,210. According to the 2021 Census, household income ranked at the 70th percentile ($2,070 weekly) while personal income was at the 51st percentile. The earnings profile indicates that 29.2% of locals (3,614 people) earned between $1,500 and $2,999 weekly, similar to the metropolitan region where 32.0% occupied this range. Notably, 32.4% earned above $3,000 weekly. After housing costs, residents retained 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 dwelling structure in Lesmurdie-Bickley-Carmel, 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 the area was $350, slightly lower than Perth metro's $370. Nationally, Lesmurdie-Bickley-Carmel's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were 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 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, 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 edge above the SA3 area average at 27.0% of residents aged 15+, indicating strong educational foundations. 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 holding such skills - 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%). Lesmurdie-Bickley-Carmel operates a network of 10 schools educating approximately 4,042 students, demonstrating typical Australian school conditions with balanced educational opportunities (ICSEA: 1047). 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

Public transport analysis shows that as of April 2018 there are 82 active transport stops operating within Lesmurdie-Bickley-Carmel. These stops serve a mix of bus routes, with 7 individual routes in total providing 530 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 982 meters from the nearest transport stop.

Service frequency averages 75 trips per day across all routes, equating 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 a standard level of common health conditions seen across both young and old age cohorts. Approximately 59% of the total population (7,353 people) have private health cover, 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% in Greater Perth. 22.1% of residents are aged 65 and over (2,740 people), higher than the 20.2% in Greater Perth. Health outcomes among seniors 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 exhibited cultural diversity with 7.2% of its population speaking a language other than English at home, as per the Australian Census of 25 August 2016. Additionally, 26.5% of the population was born overseas. Christianity dominated Lesmurdie-Bickley-Carmel's religious landscape, comprising 53.4%, compared to Greater Perth's 46.7%.

In terms of ancestry, English was the most represented group at 32.4%, followed by Australian at 25.3% and Irish at 7.9%. Notably, Dutch representation stood at 2.3%, Italian at 6.9%, and South African at 0.9%, each exceeding their regional percentages of 1.8%, 4.4%, and 0.7% respectively.

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

Lesmurdie-Bickley-Carmel has a median age of 44, which is higher than Greater Perth's figure of 37 and the national norm of 38. The 75-84 age group makes up 8.0% of the population compared to Greater Perth, while the 25-34 cohort comprises 7.4%. Post-2021 Census, the 15-24 age group increased from 12.8% to 14.4%, but the 65-74 group decreased from 12.2% to 11.0% and the 5-14 group dropped from 14.7% to 13.6%. By 2041, demographic modeling predicts significant changes in Lesmurdie-Bickley-Carmel's age profile. The 85+ group is expected to grow by 92%, reaching 757 people from 394. Those aged 65 and above will account for 74% of the projected growth, while the 0-4 and 35-44 cohorts are predicted to experience population declines.