Bayswater
Rail access and detached housing define Bayswater more than inner-city density: 80.2% of homes are separate houses and apartments are only 3.8%. Compared with nearby Maylands, it reads as more family-house oriented while still sitting close to Perth employment. The 15,288 residents live at 1,553.2 people per sq km, with household income in the 76.3 national percentile. A 32.6% overseas-born share, 11.0 percentage points above national, adds depth without shifting the suburb away from its mortgage-belt character.
Population
15,288
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,037/wk
DAs (12 months)iDevelopment Applications lodged in the past year
67
Median House
$471K
Estimated from rent (2025)
Bayswater suits buyers wanting house-and-land living because 80.2% of dwellings are separate houses, with 47.5% having 3 bedrooms and 28.3% having 4 or more. A current median house price is unavailable, so affordability signals come from a $2,000 monthly mortgage and mortgage payments at 22.7% of income, below common stress levels. With household income at the 76.3 national percentile and 42.9% of homes mortgaged, demand is anchored by working households rather than purely investor stock.
For Buyers
Bayswater suits buyers wanting house-and-land living because 80.2% of dwellings are separate houses, with 47.5% having 3 bedrooms and 28.3% having 4 or more. A current median house price is unavailable, so affordability signals come from a $2,000 monthly mortgage and mortgage payments at 22.7% of income, below common stress levels. With household income at the 76.3 national percentile and 42.9% of homes mortgaged, demand is anchored by working households rather than purely investor stock.
For Investors
Investor appeal is moderate rather than speculative. Renters make up 28.4% of households and the median rent is $350 per week, while the 9.4% vacancy rate sits higher than a tight-market setting. Only 11 development approvals in 12 months point to limited new supply pressure. The stronger support is demographic: forecast overseas migration averages +203 people a year, compared with -82 internal migration, and rent growth has already reached 34.3%, because inbound demand is doing more work than local churn.
Development Activity
Total DAs
67
Last 12 Months
67
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 Bayswater iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Columba's School
PP-6 · 414 students
Bayswater Primary School
K-6 · 460 students
Hillcrest Primary School
K-6 · 496 students
Demographics
Bayswater is slightly younger than the national profile, with a median age of 39, 1.0 year below national. Education is a standout: 45.1% hold a university qualification, 15.0 percentage points above national, which helps explain the 76.3 household income percentile. Overseas-born residents are 32.6%, 11.0 points above national, with English, Irish, Scottish and Italian ancestry prominent. Italian, Mandarin and Cantonese languages add cultural range, but household size is 2.4, just 0.1 below the national average.
Age Distribution
Bedrooms
Dwelling Structure
80.2%
Houses
16.1%
Townhouse
3.8%
Apartment
Tenure
Housing is dominated by established detached stock rather than high-rise turnover. Separate houses account for 80.2%, semi-detached homes 16.1% and apartments just 3.8%, a lower-density pattern compared with more apartment-heavy inner suburbs. Tenure is balanced: 28.7% own outright, 42.9% are paying a mortgage and 28.4% rent. The lack of a published median price means structure matters more than headline pricing, and stress indicators are contained, with rent at 17.2% of income and mortgage costs at 22.7%.
Mortgage / mo
$2,000
Rent / wk
$350
HH Size
2.4
Personal Income / wk
$1,015
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.4%
Unoccupied
637
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.8%
Couples, no children
11,561
Total families
Economy & Employment
The local workforce has an above-average knowledge-economy tilt. Healthcare employs 1,023 people or 16.7%, followed by Professional/Tech at 811 or 13.2% and Education at 791 or 12.9%. Professionals are the largest occupation group at 2,625, well ahead of Managers at 1,197. Unemployment is 4.4% with 65.3% participation, supporting spending capacity. SEIFA reinforces the split: education and occupation ranks in decile 8, higher than the resources decile 6, because qualifications outpace pure income resilience.
Unemployment
5.3%
Labour Force
7,556
Unemployed
397
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.5%
Part-time
30.1%
Participation
65.3%
Employed
7,904
Occupations
Top Industries
University
45.1%
Postgraduate
11.0%
Born Overseas
32.6%
Dwellings
6,103
Transport to Work
Bayswater is practical for families who value schools and rail access, although commuting still leans heavily to cars. Public transport is used by 11.8% of workers, while 78.6% drive and 3.9% walk or cycle. The school offer is compact, with 3 local primary schools across Government and Catholic sectors; St Columba's School at ICSEA 1125 and Bayswater Primary at 1102 lead an ICSEA range of 1066 to 1125. IRSAD decile 7 nationally points to above-average social advantage, supporting local amenity demand.
Drive
78.6%
Public Transport
11.8%
Walk / Cycle
3.9%
Work from Home
N/A
Population Forecast
+0.81%/yr
(+109 people/yr)
EstablishedBayswater's forecast path is steady rather than boom-led. The annual trend is 0.81%, equal to about 109 people per year, while the medium population track rises from 13,449 in 2026 to 13,992 in 2031. Migration is the key driver: overseas migration averages +203 a year, compared with -82 internal migration. The growth profile is mixed, with 34.3% rent growth and 11.5% real income growth, but the gentrification score is 15 and the stage is Not gentrifying, lower than a full renewal cycle.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+203
Net Internal / yr
-82
Gentrification Signal
Not gentrifying
Population +15% since 2011, Strong overseas inflow +203/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bayswater compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bayswater a good suburb to live in?
Yes for buyers wanting established housing close to Perth. Bayswater has 15,288 residents, 80.2% separate houses and household income in the 76.3 national percentile, which is above average. Its appeal is strongest for households prioritising space, rail access and primary schools.
What is the median house price in Bayswater?
A current median house price is not available for Bayswater. Affordability can still be read through nearby indicators: the typical monthly mortgage is $2,000, median rent is $350 per week and 42.9% of households are paying off a mortgage.
What schools are in Bayswater?
Bayswater has 3 local primary schools. St Columba's School is Catholic with ICSEA 1125 and 414 enrolments, Bayswater Primary is Government with ICSEA 1102 and 460 enrolments, and the local ICSEA range runs from 1066 to 1125.
Is Bayswater safe?
A suburb-specific crime rate is not available, so buyers should compare streets and visit at different times. Broader indicators are above average: Bayswater sits in IRSAD decile 7 nationally and has an 18.0% volunteering rate, both helpful community signals.
Is Bayswater good for property investment?
Bayswater has balanced investment fundamentals rather than a pure high-yield profile. Renters are 28.4% of households, median rent is $350 per week, vacancy is 9.4% and only 11 development approvals were recorded in 12 months, limiting new supply pressure.
How is Bayswater's population changing?
Bayswater is forecast to grow slowly, with an annual trend of 0.81% or about 109 people. Overseas migration is the main driver at +203 people a year, compared with -82 internal migration, and the medium track reaches 13,992 people by 2031.
What languages are spoken in Bayswater?
Bayswater has an above-national overseas-born share of 32.6%. The largest non-English language groups include Italian with 120 speakers, Mandarin with 101, Cantonese with 56, French with 55 and Hindi with 54, reflecting a varied migrant base.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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