Balga
Balga's most distinctive feature is its 51.0% overseas-born population, making it a strongly multicultural suburb of 13,864 residents. The median age is 32, which is 8 years below the national figure, while density reaches 2,638.3 people per square kilometre across 5.25 square kilometres. Household income sits at the 30.8th percentile, helping explain the suburb's substantial rental share and practical housing stock. For renters comparing Balga with nearby Mirrabooka or Westminster, the key difference is Balga's combination of lower household income, high renter occupancy and early growth signals driven by overseas migration.
Population
13,864
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,299/wk
DAs (12 months)iDevelopment Applications lodged in the past year
126
Balga may suit buyers prioritising established three-bedroom housing and manageable household costs over a premium market position. The typical mortgage figure is $1,482 per month, while weekly rent is $310. Mortgage stress is flagged as false, with mortgage payments at 26.3% of household income and rent at 23.9%, although the household-income percentile of 30.8 calls for careful budgeting. Housing is practical rather than apartment-led: 72.6% of dwellings have 3 bedrooms, 67.6% are separate houses and 29.2% are semi-detached. Compared with the 15.5% owned outright, the 34.2% mortgage-held share shows that many households are still paying down housing debt.
For Buyers
Balga may suit buyers prioritising established three-bedroom housing and manageable household costs over a premium market position. The typical mortgage figure is $1,482 per month, while weekly rent is $310. Mortgage stress is flagged as false, with mortgage payments at 26.3% of household income and rent at 23.9%, although the household-income percentile of 30.8 calls for careful budgeting. Housing is practical rather than apartment-led: 72.6% of dwellings have 3 bedrooms, 67.6% are separate houses and 29.2% are semi-detached. Compared with the 15.5% owned outright, the 34.2% mortgage-held share shows that many households are still paying down housing debt.
For Investors
Balga has a substantial tenant base, with 49.2% of occupied dwellings rented compared with 15.5% owned outright. Weekly rent is $310 and the vacancy rate is 9.7%, so investors should test rental demand carefully by property type and street rather than assume the high renter share guarantees strong occupancy. Development activity is also notable, with 119 applications recorded over 12 months, including demolitions and single-house approvals. Overseas migration is the primary growth driver, which may support demand for accessible rental housing because new arrivals often enter the market as tenants. The renter share is higher than the outright-owner share, but the absence of a median house price means gross yield cannot be assessed responsibly from rent alone.
Development Activity
Total DAs
126
Last 12 Months
126
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Balga
Open-register school locations for education access. This is not a school-quality ranking.
GLADYS NEWTON SCHOOL
MAJELLA CATHOLIC PRIMARY SCHOOL
BALGA PRIMARY SCHOOL
NORTH BALGA PRIMARY SCHOOL
WARRIAPENDI PRIMARY SCHOOL
Demographics
Balga has a young, internationally connected population, with a median age of 32 and 51.0% of residents born overseas. That overseas-born share is 29.4 percentage points above the national comparison, while university attainment at 28.7% is 1.4 points below the national figure. The largest recorded ancestry categories include Other at 4,678 people, English at 2,852 and Indian at 707. Religious affiliation is led by Christianity at 5,547 people, followed by no religion at 3,774 and Islam at 1,424. Average household size is 2.4, only 0.1 below the national comparison. This mix supports demand for multilingual services and family-oriented housing, while the 25.9% one-parent-family share points to varied household needs.
Age Distribution
Bedrooms
Dwelling Structure
67.6%
Houses
29.2%
Townhouse
3.3%
Apartment
Tenure
Balga's housing stock is concentrated in conventional family formats: 67.6% of dwellings are separate houses and 29.2% are semi-detached, compared with only 3.3% apartments. Three-bedroom homes account for 72.6% of dwellings, substantially higher than the 12.5% two-bedroom share and the 10.5% with four or more bedrooms. Tenure is more rental-oriented than ownership-oriented, with 49.2% renting, 34.2% paying a mortgage and 15.5% owning outright. This pattern reflects a suburb where practical, moderate-sized homes serve renters, first-home buyers and working families. The $310 weekly rent and $1,482 monthly mortgage figure provide useful cost markers, while the 9.7% vacancy rate suggests that dwelling condition and exact location remain important.
Mortgage / mo
$1,482
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$310
Census 2021
HH Size
2.4
Personal Income / wk
$713
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
573
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
38.9%
Couples with children
32.0%
Couples, no children
25.9%
Single parent
3,348
Total families
Economy & Employment
Healthcare is Balga's leading industry, accounting for 22.7% of workers or 874 people, followed by retail at 8.4% and 323 workers, transport at 7.9% and 304, construction at 7.3% and 279, and hospitality at 7.3% and 279. Occupations are similarly service and trade focused, led by Community/Personal roles at 1,129 people, labourers at 989 and trades at 925. The labour force contains 6,687 people, with a 61.1% participation rate, 57.3% full-time employment and a 7.1% unemployment rate. Compared with middle-decile areas, Balga's SEIFA results indicate greater socioeconomic disadvantage: IRSAD and IRSD both rank in decile 1, IER is decile 1 and IEO is decile 2. The small education-versus-economic gap suggests disadvantage is broad, not confined to one measure.
Unemployment
7.1%
Labour Force
6,687
Unemployed
477
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.3%
Part-time
36.1%
Participation
61.1%
Employed
6,210
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
28.7%
Postgraduate
7.4%
Born Overseas
51.0%
Dwellings
5,304
Transport to Work
Balga is strongly car-oriented: 83.5% of commuters drive, compared with 5.2% using public transport and 0.7% walking or cycling. Only 4.5% work from home, so access to roads, parking and employment routes is more important than in less car-dependent suburbs. Families have access to 6 local schools across primary, senior high, education support and Catholic primary settings, with 5 government schools and 1 non-government school. Check enrolment zones against the exact address because they can cross suburb boundaries. The IRSAD result is in decile 1, lower than higher-decile areas, so affordability and practical services are central to livability decisions. Balga's density of 2,638.3 people per square kilometre also makes local amenity and transport connections important.
Drive
83.5%
Public Transport
5.2%
Walk / Cycle
0.7%
Work from Home
4.5%
Population Forecast
+1.31%/yr
(+312 people/yr)
EstablishedBalga's wider-area growth trend is 1.31% annually, with overseas migration identified as the primary driver. Population change across the wider area is 16.6% over 10 years, indicating expansion compared with a static established market. The demographic trajectory is labelled Declining young, with the young share down 2.3 percentage points and the senior share up 2.2 points, even as the working share rises 3.0 points. Gentrification remains at the Early signs stage, with a score of 33, while the separate shift measure scores 30 and is also classified as Early signs. Rent growth of 5.2% may add pressure because demand is being supported by migration while the age structure gradually changes.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+595
Net Internal / yr
-373
Gentrification Signal
Early signs
Population +24% since 2011, Net internal outflow -373/yr, Strong overseas inflow +595/yr, Accelerating: 9% → 14%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Balga compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Balga a good suburb to live in?
Balga can suit households seeking established housing, multicultural services and relatively moderate rent. It has 13,864 residents, a median age of 32 and 6 local schools. Car use is high at 83.5%, while the IRSAD score sits in decile 1, so lifestyle fit depends on transport needs, budget and the exact street.
What is the median house price in Balga?
No median house price is stated for Balga. The main cost markers are $310 weekly rent and a $1,482 monthly mortgage figure. Since 72.6% of dwellings have 3 bedrooms and 67.6% are separate houses, buyers should compare recent settled sales for similar three-bedroom properties rather than rely on a broad suburb headline.
What schools are in Balga?
Balga has 6 local schools covering primary, senior high and education support settings. Five are government schools and 1 is non-government, including a Catholic primary option. Families should confirm the relevant enrolment zone for an address, as school boundaries do not always match suburb boundaries.
Is Balga safe?
A firm safety judgement needs current WA Police incident figures rather than a broad suburb label. Balga covers 5.25 square kilometres and has 13,864 residents, so prospective residents should compare recent incidents by street, time and offence type before choosing a home.
Is Balga good for property investment?
Balga may suit investors targeting rental housing, with 49.2% of occupied dwellings rented and weekly rent of $310. The 9.7% vacancy rate requires careful property selection, while 119 development applications in 12 months indicate active change. Overseas migration is the main growth driver, but yield cannot be calculated without a reliable purchase price.
How is Balga's population changing?
Balga has 13,864 residents today, while the wider-area trend points to 1.31% annual growth and 16.6% population change over 10 years. Overseas migration is the primary driver. The age profile is shifting, with the young share down 2.3 percentage points and the senior share up 2.2 points.
What languages are spoken in Balga?
Balga is internationally diverse, with 51.0% of residents born overseas. The largest listed non-English language groups are Punjabi at 295 people, Arabic at 169, Urdu at 150, Mandarin at 107 and Macedon at 107. This supports the value of checking local services for language accessibility.
Is Balga undergoing much development?
Balga recorded 119 development applications over 12 months, including residential demolitions and approvals for single houses. This level of activity is higher than a quiet established-market pattern and may gradually change the housing mix. Buyers and renters should check proposed works near an address because construction can affect parking, noise and streetscape.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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