Beeliar
Population grew 55.0% over the decade to approximately 12,870 by 2025, yet Beeliar's gentrification score of 40 (active) distinguishes it from simple growth: net internal migration of 315 per year and accelerating demographic change (23% to 51%) signal compositional transformation alongside expansion. The estimated $505,000 median makes it one of Perth's most affordable established suburbs at the 84th-percentile income ($2,206/week). Italian ancestry (929) is the third-largest group after English (2,854), a southern-European imprint uncommon in Perth's newer suburbs.
Population
8,617
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$2,206/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$505K
Estimated from rent (2025)
The estimated $505,000 median (rent-derived, 2025) positions Beeliar well below Perth's established-suburb average. Detached houses at 90.4% dominate, with 4+ bedrooms at 67.8%, the second-highest proportion in this batch. Monthly mortgage of $2,080 against $2,206/week income gives a 21.8% mortgage-to-income ratio, comfortably below stress. Apartments (4.8%) and semi-detached (4.8%) provide limited alternatives. Two primary schools score above the national benchmark: Beeliar Primary (ICSEA 1,023, 515 students) and South Coogee Primary (ICSEA 1,020, 417 students). The participation rate of 70.7% is well above national, reflecting a working-age community.
For Buyers
The estimated $505,000 median (rent-derived, 2025) positions Beeliar well below Perth's established-suburb average. Detached houses at 90.4% dominate, with 4+ bedrooms at 67.8%, the second-highest proportion in this batch. Monthly mortgage of $2,080 against $2,206/week income gives a 21.8% mortgage-to-income ratio, comfortably below stress. Apartments (4.8%) and semi-detached (4.8%) provide limited alternatives. Two primary schools score above the national benchmark: Beeliar Primary (ICSEA 1,023, 515 students) and South Coogee Primary (ICSEA 1,020, 417 students). The participation rate of 70.7% is well above national, reflecting a working-age community.
For Investors
The 23.9% renter share and 4.8% vacancy rate suggest a balanced rental market. Weekly rent of $385 on a $505,000 median produces roughly 4.0% gross yield, above Perth metro average. Population growth at 3.0% per year (386 persons) is strong, driven by internal migration of 315 net per year plus 122 from overseas. Gentrification is active (score 40, accelerating from 23% to 51%), meaning the demographic profile is upgrading, which typically supports property values. Rent grew just 6.9% over the decade, below income growth, suggesting rental pricing still has upside relative to fundamentals.
Development Activity
Total DAs
7
Last 12 Months
7
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 Beeliar iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beeliar Primary School
K-6 · 515 students
South Coogee Primary School
K-6 · 417 students
Demographics
English ancestry leads (2,854), with Italian (929), Scottish (691) and Filipino (620) reflecting a southern-European and Southeast Asian mix. Born-overseas at 35.0% is 13.4 points above national. Italian (76 speakers), Portuguese (55), Croatian (50), Mandarin (42) and Serbian (41) are the top non-English languages, an unusually European language profile for Perth. University qualifications at 30.1% are at the national median. The median age of 34 is 6 years below national, and average household size of 2.8 is 0.3 above national. Professionals (913) lead occupations, but Clerical/Admin (638) and Community/Personal (535) are also prominent.
Age Distribution
Bedrooms
Dwelling Structure
90.4%
Houses
4.8%
Townhouse
4.8%
Apartment
Tenure
Mortgaged at 56.8% dominates tenure, with 19.2% owning outright and 23.9% renting. No long-term price history is available, but the estimated $505,000 median is affordable relative to the 84th-percentile income. The 67.8% share of 4+ bedrooms is the second-highest in this batch, reflecting large family homes. Three-bedrooms at 23.7% and 2-bedrooms at 6.4% are the minority. The 21.8% mortgage-to-income ratio is comfortable. Affordability improved significantly from 48.7% to 38.5% over the decade, one of the strongest improvements in this analysis, driven by 10.1% real income growth.
Mortgage / mo
$2,080
Rent / wk
$385
HH Size
2.8
Personal Income / wk
$984
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
149
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.4%
Couples, no children
7,345
Total families
Economy & Employment
Healthcare (17.0%, 543 workers) leads, followed by Education (10.4%, 331), Construction (9.4%, 300), Manufacturing (9.0%, 289) and Professional/Tech (7.7%, 246). The manufacturing share at 9.0% is above average, reflecting proximity to Kwinana's industrial zone. Professionals (913) lead occupations, but Labourers (461) rank in the top five, producing a wider occupational spread than typical white-collar suburbs. Full-time employment at 65.9% is near average, and the participation rate of 70.7% is well above the national benchmark. Unemployment at 4.4% sits near the state average. The IER decile 9 indicates strong economic resources.
Unemployment
3.1%
Labour Force
7,851
Unemployed
243
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.9%
Part-time
29.7%
Participation
70.7%
Employed
4,495
Occupations
Top Industries
University
30.1%
Postgraduate
5.7%
Born Overseas
35.0%
Dwellings
2,932
Transport to Work
Two primary schools serve the suburb: Beeliar Primary (Government, ICSEA 1,023, 515 students) and South Coogee Primary (Government, ICSEA 1,020, 417 students). Both sit above the national benchmark, though modestly. No secondary school operates within the suburb. Public transport at 4.6% is low, with 88.4% driving. Walking/cycling at just 0.9% is the lowest in this WA batch. The IRSAD decile 7 places Beeliar in the upper-middle band. Need-for-assistance at 3.4% is below national.
Drive
88.4%
Public Transport
4.6%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+3.0%/yr
(+386 people/yr)
EstablishedPopulation grew 55.0% over the decade to approximately 12,870 by 2025, well above the national average, with the medium forecast projecting 14,637 by 2031. Growth of 3.0% per year (386 persons) is driven by internal migration (315 net per year) and overseas migration (122). The gentrification score of 40 (active, accelerating from 23% to 51%) indicates demographic upgrading alongside population expansion. The declining-young trajectory shows the young share fell 3.4 points while the senior share rose 2.4 points, typical of a maturing family suburb where founding children are growing up.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+122
Net Internal / yr
+315
Gentrification Signal
Active
Net internal migration +315/yr, Accelerating: 23% → 51%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beeliar compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beeliar a good suburb to live in?
Beeliar suits families seeking affordable large homes (67.8% have 4+ bedrooms) with low mortgage stress (21.8% ratio). IRSAD decile 7 sits in the upper-middle band. Both primary schools exceed the national ICSEA benchmark. The tradeoff is limited public transport (4.6%) and no secondary school within the suburb.
What is the median house price in Beeliar?
The estimated median is $505,000 (rent-derived, 2025), with monthly mortgage repayments of $2,080. The 21.8% mortgage-to-income ratio is comfortable at 84th-percentile household income ($2,206/week). Affordability improved significantly over the decade, from 48.7% to 38.5%, one of the strongest shifts in this batch.
What schools are in Beeliar?
Beeliar has 2 primary schools. Beeliar Primary School (Government, ICSEA 1,023, 515 students) scores 23 points above the national benchmark. South Coogee Primary School (Government, ICSEA 1,020, 417 students) is close behind. No secondary school operates within the suburb boundaries.
Is Beeliar safe?
Crime statistics are not available for Beeliar in the current dataset. The IRSD decile 7 indicates below-average disadvantage. Unemployment at 4.4% is near the WA average, and need-for-assistance at 3.4% is below national. The IER decile 9 (high economic resources) correlates with lower crime in comparable suburbs.
Is Beeliar good for property investment?
Gross yield of roughly 4.0% ($385/week on $505,000) is above Perth metro average. Population growth of 3.0% per year and 315 net internal migrants drive demand. Active gentrification (score 40, accelerating) supports value uplift. Only 5 DAs in 12 months suggest limited new supply competing with existing stock.
How is Beeliar's population changing?
Population grew 55.0% over the decade to about 12,870 by 2025, projected to reach 14,637 by 2031. Internal migration of 315 per year drives growth. The gentrification score of 40 (active, accelerating from 23% to 51%) indicates demographic upgrading. The young share fell 3.4 points as founding families' children mature.
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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