Mount Nasura - Mount Richon - Bedfordale

Population growth drivers in Mount Nasura - Mount Richon - Bedfordale are slightly above average based on AreaSearch's ranking of recent, and medium term trends

Based on AreaSearch's analysis, the population of Mount Nasura - Mount Richon - Bedfordale is around 8,978 as of Feb 2026. This reflects an increase of 737 people (8.9%) since the 2021 Census, which reported a population of 8,241 people. The change is inferred from the estimated resident population of 8,922 from the ABS as of June 2024 and an additional 32 validated new addresses since the Census date. This population level equates to a density ratio of 146 persons per square kilometer, providing significant space per person and potential room for further development. Mount Nasura - Mount Richon - Bedfordale's 8.9% growth since the census positions it within 1.0 percentage points of the national average (9.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by interstate migration, which contributed approximately 53.7% of overall population gains during recent periods, although all drivers, including overseas migration and natural growth, were positive factors.

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). Moving forward with demographic trends, an above-median population growth of statistical areas analysed by AreaSearch is projected, with the area expected to grow by 1,513 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 16.2% in total over the 17 years.

AreaSearch analysis of residential development drivers sees Mount Nasura - Mount Richon - Bedfordale recording a relatively average level of approval activity when compared to local markets analysed countrywide

Mount Nasura - Mount Richon - Bedfordale has recorded around 21 residential properties granted approval per year, totalling 109 homes over the past 5 financial years. So far in FY-26, 10 approvals have been recorded. With an average of 5.6 people per year moving to the area for each dwelling 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 $274,000. Additionally, $3.1 million in commercial approvals have been registered this financial year, demonstrating the area's primarily residential nature.

Compared to Greater Perth, Mount Nasura - Mount Richon - Bedfordale records markedly lower building activity (77.0% below regional average per person). This constrained new construction usually reinforces demand and pricing for existing dwellings. This is also below average nationally, reflecting the area's maturity and pointing to possible planning constraints. Meanwhile, recent development has been entirely comprised of detached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 467 people in the area per dwelling approval reflects its quiet, low activity development environment.

Population forecasts indicate Mount Nasura - Mount Richon - Bedfordale will gain 1,457 residents through to 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Mount Nasura - Mount Richon - Bedfordale has emerging levels of nearby infrastructure activity, ranking in the 35thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 31 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Forrestdale Business Park, Morgan Park Redevelopment, Armadale Strategic Metropolitan Centre Redevelopment, and Champion Drive Precinct, 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.

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Employment performance in Mount Nasura - Mount Richon - Bedfordale exceeds national averages across key labour market indicators

Mount Nasura - Mount Richon - Bedfordale has a skilled workforce, with essential services sectors well represented, an unemployment rate of only 3.1%, and 1.6% in estimated employment growth over the past year. As of December 2025, 4,841 residents are in work while the unemployment rate is 1.0% 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 9.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are health care & social assistance, construction, and education & training. The area demonstrates a particularly notable concentration in construction, with employment levels at 1.3 times the regional average. Conversely, accommodation & food shows lower representation at 4.2% versus the regional average of 6.8%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, employment levels increased by 1.6% and the labour force increased by 1.8%, causing the unemployment rate to rise by 0.2 percentage points. By comparison, Greater Perth recorded employment growth of 2.3%, labour force growth of 2.6%, with unemployment rising 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Mount Nasura - Mount Richon - Bedfordale. 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 Mount Nasura - Mount Richon - Bedfordale's employment mix suggests local employment should increase by 6.1% over five years and 12.9% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-23, the Mount Nasura - Mount Richon - Bedfordale SA2 had a median income among taxpayers of $49,950 with the average level standing at $58,637. This is below the national average 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 $54,755 (median) and $64,278 (average) as of September 2025. According to 2021 Census figures, household, family and personal incomes in Mount Nasura - Mount Richon - Bedfordale cluster around the 55th percentile nationally. Distribution data shows 30.4% of the population (2,729 individuals) fall within the $1,500 - 2,999 income range, reflecting patterns seen at regional levels where 32.0% similarly occupy this range. After housing, 86.4% of income remains for other expenses and the area's SEIFA income ranking places it in the 6th decile.

Mount Nasura - Mount Richon - Bedfordale is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure within Mount Nasura - Mount Richon - Bedfordale, as evaluated at the latest Census, comprised 92.1% houses and 7.9% 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 Mount Nasura - Mount Richon - Bedfordale was well beyond that of Perth metro, at 41.0%, with the remainder of dwellings either mortgaged (50.8%) or rented (8.2%). The median monthly mortgage repayment in the area was above the Perth metro average at $2,000, while the median weekly rent figure was recorded at $330, compared to Perth metro's $1,907 and $350. Nationally, Mount Nasura - Mount Richon - Bedfordale's mortgage repayments are higher than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Mount Nasura - Mount Richon - Bedfordale features high concentrations of family households, with a higher-than-average median household size

Family households dominate at 79.3% of all households, comprising 33.8% couples with children, 36.2% couples without children, and 8.6% single parent families. Non-family households make up the remaining 20.7%, with lone person households at 18.8% and group households comprising 1.9% of the total. The median household size of 2.7 people is larger than the Greater Perth average of 2.6.

Educational attainment in Mount Nasura - Mount Richon - Bedfordale aligns closely with national averages, showing typical qualification patterns and performance metrics

The area faces educational challenges, with university qualification rates (18.4%) substantially below the Australian average of 30.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 12.5%, followed by postgraduate qualifications (3.4%) and graduate diplomas (2.5%). Trade and technical skills feature prominently, with 42.9% of residents aged 15+ holding vocational credentials, including advanced diplomas (11.7%) and certificates (31.2%).

Educational participation is notably high, with 26.1% of residents currently enrolled in formal education. This includes 9.1% in primary education, 8.0% in secondary education, and 3.7% 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 21 active transport stops operating within Mount Nasura - Mount Richon - Bedfordale, comprising a mix of buses. These stops are serviced by 4 individual routes, collectively providing 474 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 1460 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 89%, with 6% by train. Vehicle ownership averages 2.0 per dwelling, which is above the regional average. A relatively low 9.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 67 trips per day across all routes, equating to approximately 22 weekly trips per individual stop.

Mount Nasura - Mount Richon - Bedfordale's residents are extremely healthy with prevalence of common health conditions low among the general population and nearer the nation's average across older, at risk cohorts

Analysis of health metrics shows strong performance throughout Mount Nasura, Mount Richon, and Bedfordale, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is low among the general population and near the national average across older, at-risk cohorts. However, the rate of private health cover is very low at approximately 48% of the total population (~4,345 people), compared 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 9.1% and 7.9% of residents, respectively, while 66.8% declared themselves completely clear of medical ailments compared to 71.9% across Greater Perth. Health outcomes among the working-age population are broadly typical. The area has 23.2% of residents aged 65 and over (2,081 people), which is higher than the 16.3% in Greater Perth. Health outcomes among seniors are above average, though they rank lower nationally than the broader population.

The level of cultural diversity witnessed in Mount Nasura - Mount Richon - Bedfordale was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Mount Nasura - Mount Richon - Bedfordale is above average in terms of cultural diversity, with 7.9% of its population speaking a language other than English at home and 32.8% born overseas. The main religion in Mount Nasura - Mount Richon - Bedfordale is Christianity, which makes up 50.0% of people in the area. This compares to 45.0% across Greater Perth.

In terms of ancestry (country of birth of parents), the top three represented groups in Mount Nasura - Mount Richon - Bedfordale are English, comprising 36.4% of the population, which is substantially higher than the regional average of 28.0%, Australian, comprising 22.8% of the population, and Scottish, comprising 8.2% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Dutch is notably overrepresented at 4.4% of Mount Nasura - Mount Richon - Bedfordale (vs 1.5% regionally), Welsh at 1.2% (vs 0.7%) and South Australian at 1.1% (vs 1.0%).

Mount Nasura - Mount Richon - Bedfordale hosts a notably older demographic compared to the national average

The 45-year median age in Mount Nasura - Mount Richon - Bedfordale is significantly above Greater Perth's average of 37 and similarly considerably older than Australia's 38 years. Relative to Greater Perth, Mount Nasura - Mount Richon - Bedfordale has a higher concentration of 65 - 74 residents (12.3%) but fewer 25 - 34 year-olds (8.3%). Following the 2021 Census, the 85+ age group has grown from 1.7% to 3.1% of the population, while the 15 to 24 cohort increased from 11.8% to 13.1%. Conversely, the 45 to 54 cohort has declined from 14.4% to 12.1% and the 55 to 64 group dropped from 15.5% to 14.4%. Looking ahead to 2041, demographic projections reveal significant shifts in Mount Nasura - Mount Richon - Bedfordale's age structure. Leading the demographic shift, the 75 to 84 group will grow by 53% (368 people), reaching 1,062 from 693. Notably, the combined 65+ age groups will account for 65% of total population growth, reflecting the area's aging demographic profile. In contrast, both the 5 to 14 and 35 to 44 age groups will see reduced numbers.