Bedfordale
At 54.26 square kilometres with only 3,038 residents, Bedfordale sits at a density of 56 people per km2, far below suburban norms, yet household income reaches the 94.9th percentile nationally. That combination tells the story: this is large-lot, owner-occupier territory where families trade density for space, with 99.6% separate houses and 82.1% of dwellings having 4 or more bedrooms. Mortgage-to-income at 21.1% is well below the 30% stress threshold despite a $542,000 median, which explains why 59.2% carry a mortgage without financial strain. Population has grown 18% since 2011, and gentrification signals are emerging, driven by internal migration averaging 55 arrivals per year.
Population
3,038
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,722/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$542K
Estimated from rent (2025)
The median house price of $542,000 translates to monthly mortgage repayments of $2,492, producing a mortgage-to-income ratio of 21.1%, well below the national stress threshold of 30%. That affordability gap is the primary draw compared to Perth's inner and middle rings. The stock is almost entirely separate houses at 99.6%, with 82.1% of dwellings having 4 or more bedrooms, making it suited to families who need space over apartments. Only 37.6% own outright while 59.2% carry a mortgage, consistent with a suburb still in active ownership accumulation rather than estate-holding. Buyers should factor in the 89.6% car dependency; public transport covers just 3.5% of commuters, so proximity to road access is more critical here than in transit-served suburbs.
For Buyers
The median house price of $542,000 translates to monthly mortgage repayments of $2,492, producing a mortgage-to-income ratio of 21.1%, well below the national stress threshold of 30%. That affordability gap is the primary draw compared to Perth's inner and middle rings. The stock is almost entirely separate houses at 99.6%, with 82.1% of dwellings having 4 or more bedrooms, making it suited to families who need space over apartments. Only 37.6% own outright while 59.2% carry a mortgage, consistent with a suburb still in active ownership accumulation rather than estate-holding. Buyers should factor in the 89.6% car dependency; public transport covers just 3.5% of commuters, so proximity to road access is more critical here than in transit-served suburbs.
For Investors
Bedfordale is a thin rental market by design. Only 3.2% of households rent, compared to the national average near 30%, because the owner-occupier culture runs deep, with 82.7% of residents having lived in the same dwelling for at least a year. Weekly rent sits at $370, and the vacancy rate of 5.1% is moderate, meaning available rentals do turn over but the pool is small. The investment case rests more on capital growth than yield: the $370 weekly rent against a $542,000 median implies a gross yield near 3.6%, which is above many Perth lifestyle suburbs. Net internal migration of 55 per year and overseas arrivals averaging 44 per year sustain steady demand, and the medium forecast adds roughly 97 residents annually through 2031.
Schools in Bedfordale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Southern Hills Christian College
PP-12 · 453 students
Demographics
The median age of 42 is 2.0 years above the national figure, and the age trajectory is aging with the senior share up 5.3 points over the decade. That said, couples with children represent 1,155 families, the dominant household type, reflecting that many residents are mid-career families rather than retirees. Average household size of 3.1 is 0.6 above national, consistent with larger family units in larger homes. Overseas-born residents reach 29.7%, which is 8.1 points above the national figure. Ancestry skews Anglo-Celtic, with English (1,586 residents), Scottish (327) and Irish (255) the top three groups. University qualifications at 23.9% are 6.2 points below the national figure, while full-time employment runs at 65%, suggesting a workforce concentrated in skilled trades and practical industries rather than office professions.
Age Distribution
Bedrooms
Dwelling Structure
99.6%
Houses
N/A
Townhouse
0.4%
Apartment
Tenure
Bedfordale's housing stock is strikingly uniform: 99.6% separate houses with 82.1% containing 4 or more bedrooms, proportions rarely seen in metropolitan suburbs. Three-bedroom dwellings account for 14.8% and 2-bedroom homes just 2.4%, confirming this is overwhelmingly a large-family-home market. Tenure splits 37.6% owned outright and 59.2% under mortgage, with renters at only 3.2%, far below the state average. Rent-to-income at 13.6% makes renting affordable for those who do, and mortgage-to-income at 21.1% sits comfortably below the 30% stress benchmark despite the $542,000 median. The estimated median is derived from the $370 weekly rent benchmark for 2025, so buyers should verify with current comparables as the figure may lag recent price movements.
Mortgage / mo
$2,492
Rent / wk
$370
HH Size
3.1
Personal Income / wk
$967
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
51
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
13.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
27.6%
Couples, no children
2,689
Total families
Economy & Employment
The top industries by employment are Healthcare (13.2%, 139 workers), Construction (12.8%, 135) and Education (10.3%, 109), followed by Manufacturing (8.5%) and Mining (8.3%). The mining share is notable compared to national averages, reflecting WA's broader resource economy and the suburb's proximity to Perth's outer industrial corridor. By occupation, Professionals (277), Clerical and Admin (247) and Managers (244) dominate, a more white-collar split than the industry mix suggests, because healthcare and education professionals are classified in those occupation tiers. Unemployment sits at 3.4%, close to national norms, and the participation rate of 65% is solid. Household weekly income of $2,722 puts the suburb at the 94.9th income percentile nationally, indicating residents earn well above average.
Unemployment
3.1%
Labour Force
4,997
Unemployed
156
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.0%
Part-time
31.6%
Participation
65.0%
Employed
1,545
Occupations
Top Industries
University
23.9%
Postgraduate
4.6%
Born Overseas
29.7%
Dwellings
946
Transport to Work
Car dependency is high, with 89.6% of residents driving to work and only 3.5% using public transport, lower than the state average and a practical reality of a 54-square-kilometre suburb at 56 people per km2. Walking and cycling account for just 1.4% of commute modes. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in neighbouring areas. The volunteering rate of 21% is elevated, a sign of civic cohesion in a low-density, stable community where 82.7% of residents did not move in the preceding year. Mortgage stress is absent at 21.1% debt-to-income, and rent stress at 13.6% is equally subdued, which places Bedfordale in a more financially comfortable position than most WA metropolitan areas where those ratios are under pressure.
Drive
89.6%
Public Transport
3.5%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+1.07%/yr
(+97 people/yr)
EstablishedPopulation has grown 12.4% over the ten years to 2025, equivalent to roughly 97 new residents per year at the 1.07% annual rate, above most established Perth suburbs. The medium forecast tracks from the current base toward 9,569 by 2031, adding around 520 residents over five years. Migration is balanced: net internal arrivals average 55 per year and overseas 44 per year, giving the suburb two independent demand drivers. Gentrification signals are emerging, with the score rising from 16 to 28, population up 18% since 2011, and internal migration accelerating from 6% to 11% of residents. Affordability improved from 48.2% in 2011 to 40.9% in 2021, a positive trajectory compared to many Perth suburbs where mortgage burdens increased over the same period.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+44
Net Internal / yr
+55
Gentrification Signal
Early signs
Population +18% since 2011, Net internal migration +55/yr, Accelerating: 6% → 11%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bedfordale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bedfordale a good suburb to live in?
Bedfordale suits families who want space over density. Household income sits at the 94.9th percentile nationally, mortgage-to-income is 21.1% (well below the 30% stress threshold), and 99.6% of homes are separate houses with 82.1% having 4 or more bedrooms. The trade-off is high car dependency at 89.6% and limited public transport at 3.5%.
What is the median house price in Bedfordale?
The estimated median house price is $542,000, derived from the $370 weekly median rent benchmark for 2025. Monthly mortgage repayments average $2,492, producing a mortgage-to-income ratio of 21.1%. Buyers should verify with current sales data as the estimate may lag recent market movements.
What schools are in Bedfordale?
No schools are recorded within the Bedfordale suburb boundary in this dataset, so families typically rely on schools in neighbouring suburbs within the City of Armadale area. The suburb's population of 3,038 across 54 square kilometres means most facilities, including schools, are a drive away.
Is Bedfordale safe?
Specific crime rate data for Bedfordale is not available in this dataset. As an indirect indicator, household income sits at the 94.9th percentile nationally and mortgage stress is low at 21.1%, both factors associated with lower crime rates. The suburb also has a high residential stability rate, with 82.7% of residents not having moved in the preceding year.
Is Bedfordale good for property investment?
The $370 weekly rent against a $542,000 median implies a gross yield near 3.6%, above many Perth lifestyle suburbs. The rental pool is small at 3.2% of households, so vacancies are manageable at 5.1%. Population is growing at 1.07% annually with net migration of 55 internal and 44 overseas arrivals per year, sustaining long-term demand.
How is Bedfordale's population changing?
Population grew 12.4% over 10 years and is forecast to reach 9,569 by 2031 from the current base, adding around 97 residents per year. Migration is balanced between internal arrivals averaging 55 per year and overseas migration averaging 44 per year. Gentrification signals are emerging, with the suburb's score rising and internal migration accelerating from 6% to 11% of residents.
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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