Beldon
With 94.4% of dwellings being separate houses and just 2.18 square kilometres to fit 4,094 residents, Beldon is one of Perth's more densely developed detached-housing suburbs. Household income sits at the 71.1st percentile nationally, placing it comfortably above the average despite a mid-range IRSAD decile of 6. The suburb carries a mortgage-belt identity: 51.0% of households are paying off a loan while only 20.3% rent, lower than the national average renter share. Overseas-born residents at 33.6% run 12 percentage points above the national figure, driven largely by English, Irish and Scottish ancestry groups alongside newer arrivals.
Population
4,094
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,905/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$470K
Estimated from rent (2025)
The median house price of $470,000 sits below the Perth metropolitan median, making Beldon accessible for first and second home buyers compared to inner-ring suburbs. Monthly mortgage repayments average $1,863, and the mortgage-to-income ratio of 22.6% is below the 30% stress threshold, meaning typical buyer households carry a manageable debt load. The stock is dominated by separate houses at 94.4%, with three-bedroom homes making up 54.6% and four-plus bedroom homes an unusually high 42.4%, skewed toward larger family-sized dwellings than the national average. Semi-detached properties account for 5.1% and apartments just 0.5%, so buyers seeking a detached home face consistent but not scarce supply.
For Buyers
The median house price of $470,000 sits below the Perth metropolitan median, making Beldon accessible for first and second home buyers compared to inner-ring suburbs. Monthly mortgage repayments average $1,863, and the mortgage-to-income ratio of 22.6% is below the 30% stress threshold, meaning typical buyer households carry a manageable debt load. The stock is dominated by separate houses at 94.4%, with three-bedroom homes making up 54.6% and four-plus bedroom homes an unusually high 42.4%, skewed toward larger family-sized dwellings than the national average. Semi-detached properties account for 5.1% and apartments just 0.5%, so buyers seeking a detached home face consistent but not scarce supply.
For Investors
Rental demand in Beldon is thin relative to owner-occupiers: only 20.3% of dwellings are rented, well below the national average, and the vacancy rate sits at 5.3%, signalling softer landlord conditions. Weekly rent averages $370, which against a $470,000 median implies a gross yield around 4.1%, reasonable by Perth standards. Population growth is running at 0.78% annually, adding roughly 93 people per year, with overseas migration the primary engine at a net 131 arrivals per year against net internal outflow of 40. The gentrification score of 21 places the suburb at early signs stage, with population up 17% since 2011 and rent growth of 12.1% over the reference period, suggesting gradual appreciation rather than rapid repricing.
Development Activity
Total DAs
2
Last 12 Months
2
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 Beldon iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beldon Primary School
K-6 · 303 students
Belridge Secondary College
7-12 · 959 students
Demographics
The median age of 37 is 3 years below the national figure, reflecting a working-family profile rather than a retiree concentration. Overseas-born residents at 33.6% are 12 percentage points above the national average, though the dominant ancestry groups are English (1,849 residents), Irish (544) and Scottish (404), indicating a predominantly Anglo-Celtic overseas-born cohort rather than a non-English-speaking majority. University qualifications reach 26.7%, which is 3.4 points below the national figure, consistent with a skilled-trades and service-sector workforce. Average household size of 2.5 matches the national figure exactly. Couples with children make up the largest family type at 1,448, and couples without children account for 26.4% of families, reflecting a suburb at the earlier stages of the family lifecycle.
Age Distribution
Bedrooms
Dwelling Structure
94.4%
Houses
5.1%
Townhouse
0.5%
Apartment
Tenure
Tenure tilts heavily toward mortgage holders: 51.0% of households are purchasing, 28.7% own outright and only 20.3% rent, a lower renter share than the national average. This pattern reflects a suburb that has largely been owner-occupied since it was developed, with limited purpose-built rental stock. The dwelling mix is almost entirely detached, with 94.4% separate houses and just 0.5% apartments, so apartment price dynamics are essentially irrelevant here. Four-plus bedroom homes represent 42.4% of the stock, above the national norm, because the suburb was built primarily for families needing space. Mortgage-to-income at 22.6% and rent-to-income at 19.4% both sit comfortably below stress thresholds, suggesting households across tenure types are not financially stretched at current price and rent levels.
Mortgage / mo
$1,863
Rent / wk
$370
HH Size
2.5
Personal Income / wk
$857
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
87
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.4%
Couples, no children
3,336
Total families
Economy & Employment
Healthcare is the top employing industry at 15.8% of workers (226 residents), closely followed by Construction at 15.2% (217) and Education at 12.2% (175). Mining employs 8.5% (121), reflecting the Western Australia context where mining payroll often benefits outer-Perth suburbs. By occupation, Professionals lead at 430 workers, with Clerical/Admin second at 318 and Community/Personal third at 238. The full-time employment rate is 62.8% and unemployment sits at 6.0%, slightly above the low-unemployment benchmarks of inner-city areas, which is common in mid-ring suburban labour markets. SEIFA IRSD decile of 7 and IRSAD decile of 6 place Beldon in the middle-upper range nationally, above average but not among the most advantaged suburbs.
Unemployment
4.3%
Labour Force
7,070
Unemployed
304
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.8%
Part-time
31.2%
Participation
65.9%
Employed
2,039
Occupations
Top Industries
University
26.7%
Postgraduate
4.2%
Born Overseas
33.6%
Dwellings
1,564
Transport to Work
Transport reliance is almost entirely car-based, with 86.0% of residents commuting by private vehicle and only 6.3% using public transport, below the national public transport share. Walking and cycling at 1.6% is minimal. The IRSAD decile of 6 places Beldon above the national median in relative advantage, and the IRSD decile of 7 confirms low relative disadvantage. Housing stress is absent by standard thresholds: rent-to-income at 19.4% and mortgage-to-income at 22.6% are both below 30%. About 4.3% of residents (167 people) need daily assistance, in line with a suburb whose median age of 37 sits below the national figure. No schools are recorded within the suburb boundary in this dataset, so families rely on institutions in surrounding areas.
Drive
86.0%
Public Transport
6.3%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+0.78%/yr
(+93 people/yr)
EstablishedAnnual population growth of 0.78% adds about 93 people per year, and the medium forecast holds that trajectory through to roughly 12,008 residents by 2031 from a current base near the high-11,000s. The primary growth driver is overseas migration at a net 131 arrivals per year, while internal migration is slightly negative at minus 40, typical for an established suburb where departures to lifestyle or tree-change destinations offset some local demand. The aging trajectory is a longer-term signal: the senior share rose 4.0 points and working-age share fell 1.9 points over the decade, though the young adult share also edged up 1.5 points. Gentrification remains at early signs stage with a score of 21, and real income growth of 5.0% over the decade is modest compared to high-growth inner suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+131
Net Internal / yr
-40
Gentrification Signal
Early signs
Population +17% since 2011, Accelerating: 0% → 17%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Beldon compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Beldon a good suburb to live in?
Beldon scores decile 7 on the IRSD index of relative disadvantage, placing it above the national median. Household income sits at the 71.1st percentile nationally, mortgage stress is below threshold at 22.6% of income, and the suburb's 4,094 residents live in predominantly detached family homes with a median age of 37, three years below the national figure.
What is the median house price in Beldon?
The median house price in Beldon is $470,000, which is below the Perth metropolitan median and broadly accessible relative to household income. Monthly mortgage repayments average $1,863, and the mortgage-to-income ratio of 22.6% is well under the 30% stress threshold.
What schools are in Beldon?
No schools are recorded inside the Beldon boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population has a university qualification rate of 26.7%, just 3.4 points below the national figure, and education employs 12.2% of the local workforce.
Is Beldon safe?
Detailed crime statistics are not available for Beldon in this dataset. As indirect indicators, the suburb scores decile 7 on the IRSD index of relative disadvantage, above the national median, and only 4.3% of residents (167 people) need daily assistance. The SEIFA IRSAD decile of 6 confirms a middle-upper advantage ranking nationally.
Is Beldon good for property investment?
Weekly rent of $370 against a $470,000 median implies a gross yield around 4.1%, reasonable compared to inner-Perth markets. However, only 20.3% of dwellings are rented and the vacancy rate is 5.3%, indicating a thin rental market. Annual population growth of 0.78% and net overseas migration of 131 per year provide steady underlying demand.
How is Beldon's population changing?
Population is growing at 0.78% annually, adding about 93 people per year, with overseas migration the primary driver at a net 131 arrivals annually against a net internal outflow of 40. The medium forecast projects roughly 12,008 residents by 2031. Over 10 years, the population grew 10% and the suburb is classified as aging trajectory, with the senior share rising 4.0 points.
What languages are spoken in Beldon?
About 33.6% of Beldon residents were born overseas, 12 percentage points above the national figure. The dominant ancestry groups are English (1,849 residents), Irish (544) and Scottish (404), suggesting most overseas-born residents originate from English-speaking countries. The most common non-English languages recorded are German (16 speakers), Afrikaans (13) and Polish (12).
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.
Explore Beldon on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map