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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Northam has an estimated 12,815 residents, up from 11,358 at the 2021 Census — a change of 1,457 people, or 12.8%. Growth has averaged 1.9% a year over five years, faster than 79% of areas nationally. 117 new addresses have been validated here since Census night. Interstate and internal migration accounts for 68.8% of that increase. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the resident population of Northam stands at roughly 12,815 as of Aug 2026. This represents an addition of 1,457 residents (12.8%) compared to the 11,358 people recorded in the 2021 Census. This calculation incorporates the ABS June 2025 estimated resident population of 12,758 alongside 117 validated new addresses identified following the Census. With a population density of 9.0 persons per square kilometer, the locality offers considerable space per resident. Outpacing both the broader SA4 region (9.5%) and the national benchmark, Northam's 12.8% post-2021 census expansion highlights its status as a regional growth hotspot.
Net interstate migration served as the primary growth catalyst, generating roughly 68.8% of recent population additions, complemented by positive contributions from natural increase and overseas arrivals. AreaSearch relies on 2024 ABS/Geoscience Australia demographic projections benchmarked against 2022. For SA2 territories excluded from that release, as well as all projections beyond 2032, figures are derived from age-cohort growth models published in the 2023 ABS Greater Capital Region release (utilising 2022 base figures). Future demographic outlooks indicate population expansion tracking above the national regional median, with local numbers projected to rise by 1,769 persons to 2041 according to recent annual ERP data, amounting to a cumulative 13.4% increase over the 16 years.
Frequently Asked Questions - Population
347 new dwellings have been approved in Northam over the past five years, an average of 69 a year. That places the area in the 87th percentile for residential development activity nationally, about 5 approvals per 1,000 residents a year. Of the 69 dwellings approved in the latest reporting year, 96% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in Northam have averaged roughly 69 dwellings per year, totaling 347 approvals across the preceding 5 financial years (between FY-22 and FY-26). Given an intake of 3.4 new residents per annum for each dwelling constructed across the past 5 financial years (between FY-22 and FY-26), local housing requirements substantially outstrip supply additions, typically fueling upward price momentum and heightened buyer competition. New dwelling builds reflect an average expected construction cost of $373,000, aligning with regional standards. Concurrently, non-residential activity remains steady, with commercial consents reaching $16.6 million during this financial year.
Per-capita construction volumes in Northam mirror the wider Rest of WA region, maintaining stable local balance while experiencing a recent pickup in activity. Building activity is heavily weighted toward standalone housing, with 96.0% detached dwellings and 4.0% attached dwellings, preserving the community's established low-density footprint and offering spacious homes suited to families. Recording approximately 139 people per approval, Northam exhibits the hallmarks of an expanding community. Long-term demographic forecasts from AreaSearch's latest quarterly calculations point to Northam gaining 1,712 residents by 2041. Ongoing building levels appear well calibrated to meet projected demand, supporting balanced property market conditions without triggering sharp price escalation.
Frequently Asked Questions - Development
Development applications around Northam
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 3 current infrastructure and development projects inside Northam, worth an estimated $135 million. A further 27 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $11.1 billion. 8 are already under construction and 12 are due for completion within three years. The pipeline spans residential development, transport & logistics and communities. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Infrastructure upgrades, major capital works, and planning developments serve as fundamental drivers of local economic performance. AreaSearch has pinpointed 4 major initiatives poised to influence the district, highlighted by the Northam Boulevard Shopping Centre Redevelopment, MEG-HP1 Northam Hydrogen Project, Avon Industrial Park, and EastLink WA, with key details summarized below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Northam Hydrogen Plant - MEG HP1
Proposed green hydrogen production plant and solar farm expansion near Northam. The project proposes a 10 MW electrolyser plant using power from the existing Northam Solar Farm and up to 13 MW of additional solar panels, producing about 4 tonnes of gaseous hydrogen per day for light and heavy vehicle transport. Public consultation closed on 27 February 2025 and the Part 11B significant development application remains under assessment by the WA planning pathway pending a WAPC determination.
Northam Boulevard Shopping Centre Redevelopment
Redevelopment of the Northam Boulevard shopping centre into a regional retail and community hub, incorporating over 2200 solar panels generating 40% of its electricity, merging with Northam Arcade, and featuring anchors Woolworths and Kmart plus over 22 specialty stores.
Avon Industrial Park
A 470ha industrial precinct at Grass Valley developed by DevelopmentWA in partnership with the Wheatbelt Development Commission and Avon Community Development Foundation. Stages 1 and 2 are fully developed, Stage 3 has conditional subdivision approval and Stage 4 is progressing through Local Planning Scheme Amendment 23 to expand the estate and facilitate future industrial land, road upgrades and a potential rail spur. All currently released industrial lots have been sold, with future land to be released following planning approvals.
EastLink WA
EastLink WA is a long-term corridor project that will provide a safer and more efficient route between Perth and Northam. Planning and development for the full corridor has been completed, including the Ultimate Design Concept and land protection requirements. Construction is underway on associated Reid Highway interchanges at Altone Road and Daviot Road/Drumpellier Drive, with a further Henley Brook Avenue interchange funded. The broader EastLink WA mainline remains unfunded and is awaiting future business case and government investment decisions.
Gidgegannup Town Site
A proposed master-planned townsite with approximately 1,500 lots. The project aims to create a sustainable land development with services including roads, water, sewer, telecommunications, and power. The land is currently for sale and seeking a developer.
Gidgegannup Showgrounds Upgrade
Upgrades to the Gidgegannup Showgrounds including the hall, Burgo's bar, paving, car park, toilets, and arena. The project also includes a new sports pavilion, an advanced skate park, and remodelled BMX jumps.
Gidgegannup Play Space Public Art
The Gidgegannup Showgrounds is a significant community asset. The Showgrounds playspace will be renewed by 2024. This project is for the public art component of the renewal.
The Views Bullsbrook Estate
Residential land estate in the Bullsbrook foothills with views to the Perth hills and sunset coast, developed across two stages totalling approximately 22 hectares and around 187 lots. Lots ranged from family sized blocks to smaller downsizer options, with house and land packages marketed via local builders. Both Stage 1 and Stage 2 are now titled and sold out, with the estate no longer listed among active releases by its project marketer. Located on Amalfi Drive close to Bullsbrook College, the Swan Valley wine region, and the NorthLink WA corridor into Perth.Estate promoted by Bullsbrook Syndicate Pty Ltd with sales handled by Jones Realty & Projects and Stage Property.
5,612 residents of Northam are employed, from a labour force of 5,899. Unemployment sits at 4.9%, with participation at 56.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Northam's labor market features a balanced blend of blue and white-collar occupations, supported by strong representation across essential services, with an overall unemployment rate of 4.9%. In March 2026, employed residents numbered 5,612, though local joblessness stood 1.4% higher than the Regional WA figure of 3.5%. Participation levels also trailed the broader region substantially, registering 56.7% against 65.4% for Regional WA. Census records showed only 7.5% of workers operating from home, an outcome potentially influenced by Covid-19 restrictions at the time. Primary employment categories for local workers include public administration & safety, retail trade, and health care & social assistance.
Public administration & safety shows exceptional concentration, engaging workers at 1.6 times the broader regional rate. Conversely, the mining sector is less prominent, employing 5.4% of Northam's workforce relative to 11.7% across Regional WA. Comparisons between working-age resident counts and local Census employment figures indicate a significant portion of the community commutes beyond the area for work. An examination of ABS and SALM metrics by AreaSearch indicates that over the 12-month period, a 5.1% contraction in the labor pool alongside a 7.3% decline in jobs led to a 2.2 percentage point increase in unemployment. In comparison, Regional WA recorded a 0.1% dip in employment, a 0.3% rise in the labor force, and a 0.4 percentage point uptick in unemployment. Future workplace requirements can be evaluated using national industry projections from Jobs and Skills Australia as of Mar-26. Projected nationwide job growth stands at 6.6% over five years and 13.7% over ten years, though trajectories fluctuate between sectors. Weighting these projections against Northam's industry structure suggests local employment gains of 5.8% over five years and 12.4% over ten years (representing a baseline illustrative extrapolation that excludes localized population adjustments).
Frequently Asked Questions - Employment
Median household income in Northam is $1,316 a week (about $68,000 a year), with median personal income at $660 a week. ATO records put median taxable income at $56,093 a year against an average of $67,821. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Aggregated ATO postcode statistics compiled by AreaSearch for financial year 2023 indicate a median taxpayer income of $56,093 and an average of $67,821 across the Northam SA2. These figures track closely with nationwide norms, compared to a median of $59,973 and an average of $74,392 in Regional WA. Factoring in an Wage Price Index rise of 10.93% since financial year 2023, estimated earnings as of March 2026 stand at roughly $62,224 (median) and $75,234 (average). According to the 2021 Census, individual, household, and family earnings in Northam sit between the 20th and 21st percentiles on a national basis.
In terms of earnings distribution, the $1,500 - 2,999 weekly tier forms the largest cohort at 29.4% of residents (3,767 people), closely aligning with 31.1% in the broader region. Residual income following housing costs stands at 86.1%, positioning the area in the 24th percentile nationally.
Frequently Asked Questions - Income
Northam had 4,070 occupied dwellings at the 2021 Census, 95% detached houses and 0% apartments. 38% are owned with a mortgage, 24% rented and 38% owned outright. At that Census the median rent was $250 a week and the median mortgage repayment $1,393 a month. Rent absorbs 19.0% of household income here and mortgage repayments 24.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
As recorded in the most recent Census, Northam's housing stock consisted of 95.0% separate houses alongside 5.0% alternative housing formats (including semi-detached units, apartments, and other dwellings), whereas Regional WA recorded 88.5% houses and 11.6% other dwellings. Outright property ownership reached 37.7%, substantially exceeding the Regional WA standard, with remaining tenures divided between mortgaged properties (38.1%) and rental accommodation (24.2%). Median monthly mortgage costs stood at $1,393 and median weekly rents were $250, both coming in well below the respective Regional WA benchmarks of $1,560 and $265. Relative to countrywide figures, local mortgage repayments sit substantially beneath the national benchmark of $1,863, with rents likewise far below the $375 Australian median.
Frequently Asked Questions - Housing
Northam counted 4,070 households at the 2021 Census, an estimated 4,592 today, averaging 2.4 people each. 24% are couples with children, against 30% couples without children. 29% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the majority of dwellings at 68.2%, consisting of 30.3% couples without children, 24.3% couples with children, and 12.7% single parent families. The remaining 31.8% comprises non-family arrangements, with single occupant households accounting for 29.0% and shared households making up 2.7%. Average household occupancy sits at 2.4 people, slightly under the 2.5 person average found across Regional WA.
Frequently Asked Questions - Households
13.4% of adults in Northam hold a university qualification, including 9.3% with a bachelor degree and 2.2% with postgraduate qualifications, lower than 86% of areas nationally. A further 32.5% hold a vocational qualification. 10 schools serve the area, with 2,212 enrolment places and an average ICSEA of 906 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment profiles in Northam show notable gaps relative to national figures, with tertiary degree attainment at 13.4% compared to the 30.4% nationwide proportion. This presents opportunities for targeted skill-building programs. Among higher education credentials, bachelor degrees represent 9.3%, followed by postgraduate degrees at 2.2% and graduate diplomas at 1.9%. Vocational and technical qualifications are widespread, with 41.4% of residents aged 15+ holding trade credentials, comprising certificates (32.5%) and advanced diplomas (8.9%). Formal study engagement is substantial, with 31.8% of the local population actively participating in education. Breakdown of enrollment shows 13.1% attending primary schooling, 10.3% in secondary programs, and 2.2% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Getting around Northam means driving: households keep an average of 1.6 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transit infrastructure in Northam encompasses 30 operational transit stops providing bus connections across 7 distinct routes, generating 74 weekly passenger trips. Transit access is comparatively low, with the typical resident situated 1818 meters from their closest stop. Given the area's residential profile, outbound travel is standard, with private motor vehicles accounting for 90% of commuter trips and walking representing 5%. Vehicle availability averages 1.6 per household, while 7.5% of workers reported working from home in the 2021 Census (which may reflect conditions during COVID-19). Transit schedules provide an average of 10 daily departures across the local network, translating to roughly 2 weekly trips per designated stop.
Frequently Asked Questions - Transport
Transport Stops Detail
62.6% of residents in Northam report no long-term health condition, a less healthy profile than 83% of areas nationally. 6.3% need daily assistance with core activities, and 52.6% hold private health cover. The standardised death rate runs at 6.6 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch evaluations of mortality figures and chronic disease frequency indicate notable healthcare challenges in Northam across younger and older demographics alike. Private health insurance coverage sits at approximately 53% of the resident population (~6,740 people), slightly above the typical SA2 level, compared to 56.4% across Regional WA. Arthritis and mental health conditions rank as the most widespread medical issues locally, affecting 10.0 and 9.1% of the community respectively, while 62.6% of residents reported having no diagnosed chronic conditions compared to 69.3% in Regional WA. Working-age residents experience elevated rates of ongoing health conditions.
Seniors aged 65 and over comprise 20.6% of the population (2,638 people), surpassing the 19.1% share recorded across Regional WA, with senior health indicators reflecting greater comparative challenges than the broader population on national rankings.
Frequently Asked Questions - Health
Northam is largely Australian-born, at 80.0% of residents, with 6.1% speaking a language other than English at home. The largest reported ancestries are English (32.3%) and Australian (31.0%). 4.7% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Measures of cultural diversity in Northam track below broader averages, with 82.6% holding Australian citizenship, 80.0% born domestically, and 93.9% speaking only English in domestic settings. Christianity represents the leading religious affiliation, accounting for 49.2% of residents compared to 44.6% in Regional WA. Evaluating parental countries of birth, English heritage leads local ancestry at 32.3%, followed by Australian at 31.0% and Scottish at 7.2%. Specific ethnic cohorts display notable proportional variations, with Polish background overrepresented at 1.2% in Northam (compared to 0.5% regionally), while Australian Aboriginal represents 4.7% (against 6.1%) and Maori makes up 0.6% (relative to 1.0%).
Frequently Asked Questions - Diversity
The median resident of Northam is 42. That is 1 year younger than at the 2021 Census. 22.8% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Demographic age brackets in Northam closely mirror broader Regional WA distributions, with the largest variance across the four primary cohorts reaching 2.6 percentage points. The estimated median age sits at 42, down from 43 recorded during the 2021 Census, yet 2 years above the Regional WA median of 40 documented at that Census. The most pronounced shift since the Census occurred within the 45 - 64 age group, which decreased from 27.7% to an estimated 25.5%. Projections to 2041 indicate that the 25 - 44 cohort will drive the majority of local growth, expanding by 883 residents (29%) to reach 3,959, while retiree and older demographics are expected to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Northam
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 2 months ago all 3 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 117 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (11,358 at the 2021 Census → 12,815 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (509021243). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.