Northam
Statistical Area - sa2

An assessment of population growth drivers in Northam reveals an overall ranking slightly below national averages considering recent, and medium term trends

Northam's population was around 12,485 as of November 2025, reflecting a growth of 1,127 people since the 2021 Census. The population in 2021 was reported to be 11,358 people. This increase is inferred from ABS estimates; the resident population was 12,416 as of June 2024 and there were 72 validated new addresses since the Census date. Northam's population density was 8.7 persons per square kilometer in November 2025. The town's growth rate of 9.9% since the 2021 census exceeded both national (8.9%) and SA4 region averages, making it a growth leader. Interstate migration contributed approximately 74.6% of overall population gains during recent periods, with other factors such as overseas migration and natural growth also being positive contributors.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024, based on 2022 data. For areas not covered by this data, AreaSearch utilises growth rates by age cohort provided by the ABS in its Greater Capital Region projections released in 2023, based on 2022 data. Demographic trends project above median population growth for regional areas nationally, with Northam expected to increase by 1,985 persons by 2041, recording a total gain of 15.3% over the 17 years.

AreaSearch assessment of residential development activity positions Northam among the top 25% of areas assessed nationwide

Northam has recorded approximately 64 residential properties granted approval annually. Over the past five financial years, from FY21 to FY25323 homes were approved, with a further 37 approved in FY26 so far. On average, 2.9 people per year have moved to the area for each new home constructed over these five years, indicating solid demand that supports property values.

New homes are being built at an average expected construction cost value of $272,000. In terms of commercial development, Northam has recorded $16.6 million in approvals this financial year, suggesting steady investment activity. Compared to the rest of WA, Northam maintains similar construction rates per person, indicating a balanced market consistent with the broader area.

The majority of new building activity involves detached dwellings, at 96.0%, while medium and high-density housing accounts for 4.0%. This preserves the area's low density nature, attracting space-seeking buyers. There are approximately 185 people per dwelling approval in Northam, suggesting an expanding market. Future projections indicate that Northam will add around 1,916 residents by 2041. Current development levels appear aligned with future requirements, maintaining stable market conditions without significant price pressures.

Northam has emerging levels of nearby infrastructure activity, ranking in the 38thth percentile nationally

The performance of an area is significantly influenced by changes in local infrastructure. AreaSearch has identified four projects that are expected to impact this particular region. Notable among these are the redevelopment of Northam Boulevard Shopping Centre, the MEG-HP1 Northam Hydrogen Project, Avon Industrial Park, and EastLink WA. The following details projects likely to have the most relevance.

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The employment environment in Northam shows above-average strength when compared nationally

Northam has a diverse workforce with both white and blue collar jobs, with significant representation in essential services sectors. The unemployment rate was 2.5% as of June 2025, which is lower than the Rest of WA's rate of 3.2%.

There was an estimated employment growth of 2.3% over the past year. As of June 2025, 5,894 residents were employed, with a workforce participation rate of 52.3%, compared to the Rest of WA's 59.4%. The leading industries for Northam residents are health care & social assistance, retail trade, and public administration & safety. Notably, public administration & safety has a higher employment share in Northam than the regional level, with an employment share of 1.6 times the regional average.

Conversely, mining has limited presence in Northam, with only 5.4% of residents employed in this sector compared to the regional average of 11.7%. Many Northam residents commute elsewhere for work based on Census data. Between June 2024 and June 2025, employment levels increased by 2.3%, while the labour force decreased by 1.5%, leading to a significant fall in unemployment by 3.7 percentage points. In comparison, Rest of WA saw employment grow by 1.1%, labour force expand by 0.5%, and unemployment fall by 0.6 percentage points during the same period. 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. However, growth rates vary significantly between industry sectors. Applying these projections to Northam's employment mix suggests local growth of approximately 5.8% over five years and 12.4% over ten years, though these are simple extrapolations for illustrative purposes only and do not account for localised population projections.

Income levels sit below national averages according to AreaSearch assessment

Northam's median income among taxpayers was $53,009 in financial year 2022. The average income stood at $63,004 during the same period. In comparison, Rest of WA had median and average incomes of $57,323 and $71,163 respectively. By September 2025, estimated median and average incomes in Northam would be approximately $60,536 and $71,951 based on Wage Price Index growth of 14.2%. According to Census data, household, family, and personal incomes in Northam all fall between the 21st and 21st percentiles nationally. The income bracket of $1,500 - 2,999 dominated with 29.4% of residents (3,670 people), consistent with broader trends across the region showing 31.1% in the same category. After housing costs, 86.1% of income remained, ranking at the 24th percentile nationally.

Northam is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Northam's dwelling structure, as per the latest Census, consisted of 95.0% houses and 5.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro WA's 95.6% houses and 4.4% other dwellings. Home ownership in Northam stood at 37.7%, with mortgaged dwellings at 38.1% and rented ones at 24.2%. The median monthly mortgage repayment was $1,393, lower than Non-Metro WA's average of $1,425. The median weekly rent in Northam was $250, compared to Non-Metro WA's $231. Nationally, Northam's mortgage repayments were significantly lower at $1,393 against the Australian average of $1,863, and rents were substantially below the national figure of $375.

Northam has a typical household mix, with a higher-than-average median household size

Family households account for 68.2% of all households, including 24.3% couples with children, 30.3% couples without children, and 12.7% single parent families. Non-family households constitute the remaining 31.8%, with lone person households at 29.0% and group households comprising 2.7%. The median household size is 2.4 people, which is larger than the Rest of WA average of 2.3.

Northam faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 13.4%, significantly lower than the Australian average of 30.4%. Bachelor degrees are most common at 9.3%, followed by postgraduate qualifications (2.2%) and graduate diplomas (1.9%). Vocational credentials are prevalent, with 41.4% of residents aged 15+ holding them, including advanced diplomas (8.9%) and certificates (32.5%). Educational participation is high at 31.8%, comprising 13.1% in primary, 10.3% in secondary, and 2.2% in tertiary education.

Northam has a robust network of 10 schools educating approximately 2,212 students. The educational mix includes 6 primary, 2 secondary, and 2 K-12 schools. School capacity exceeds typical residential needs (17.7 places per 100 residents vs 12.2 regionally), indicating the area serves as an educational center for the broader region.

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

Northam has 30 active public transport stops, all of which are bus stops. These stops are served by seven different routes that together offer 74 weekly passenger trips. Transport accessibility in Northam is rated as limited, with residents typically located 1818 meters from the nearest transport stop.

On average, there are ten trips per day across all routes, equating to approximately two weekly trips per individual stop.

Health performance in Northam is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data indicates significant health challenges in Northam, with common conditions prevalent across both younger and older age groups.

Private health cover stands at approximately 51% of the total population (~6,379 people), slightly lower than the average SA2 area. The most frequent medical conditions are arthritis (affecting 10.0% of residents) and mental health issues (9.1%), with 62.6% reporting no medical ailments, compared to 64.7% in Rest of WA. Northam has 18.6% of residents aged 65 and over (2,323 people), lower than the 21.7% in Rest of WA. Health outcomes among seniors present some challenges but perform better than the general population in health metrics.

Northam ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Northam's population was found to be predominantly homogeneous, with 82.6% being citizens, 80.0% born in Australia, and 93.9% speaking English only at home. The majority religion in Northam was Christianity, accounting for 49.2%, which is similar to the regional average of 49.0%. In terms of ancestry, the top three groups were English (32.3%), Australian (31.0%), and Scottish (7.2%).

Some ethnic groups showed notable differences in representation: Polish was higher at 1.2% compared to the regional 0.6%, Australian Aboriginal was at 4.7% versus 3.4%, and Maori was at 0.6% compared to the regional 0.5%.

Northam hosts an older demographic, ranking in the top quartile nationwide

The median age in Northam is 42 years, which is slightly higher than Rest of WA's average of 40 years and considerably older than Australia's median age of 38 years. Compared to Rest of WA, Northam has a higher percentage of residents aged 15-24 (11.5%) but fewer residents aged 35-44 (12.8%). According to the 2021 Census, the population aged 25-34 grew from 10.8% to 12.1%, while the 35-44 age group increased from 11.5% to 12.8%. Conversely, the 45-54 age group declined from 13.1% to 11.9%. By 2041, demographic projections indicate significant shifts in Northam's age structure. The 25-34 age group is expected to grow by 46%, reaching 2,215 people from 1,514. Meanwhile, the 85+ and 75-84 cohorts are projected to experience population declines.