Bennett Springs
A median age of 32, fully 8 years below the national figure, marks Bennett Springs as one of Perth's younger family suburbs, and the housing stock explains why. Detached houses make up 96.8% of dwellings and 83.7% carry four or more bedrooms, drawing in larger households that average 3.4 people, 0.9 above national. Affordability anchors the appeal: the median house price is $495,000 and 65.1% of residents are paying off a mortgage. The migrant share is striking at 49.2% born overseas, 27.6 points above the national figure, with Indian and Vietnamese ancestry prominent alongside English.
Population
5,929
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$2,077/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$495K
Estimated from rent (2025)
At $495,000 the median house price sits well below Perth's pricier inner suburbs, and that value buys space rather than location, since 96.8% of dwellings are separate houses and 83.7% have four or more bedrooms. Three-bedroom homes are a minority at 13.8%, so the market is built for families needing room. Monthly mortgage repayments average $1,800, producing a mortgage-to-income ratio of just 20.0%, comfortably below the 30% stress threshold despite household incomes already in the 78.1st percentile nationally. That low ratio is why mortgage holders dominate at 65.1% of residents while only 18.7% own outright: the entry cost is manageable enough that buyers borrow and move in rather than wait.
For Buyers
At $495,000 the median house price sits well below Perth's pricier inner suburbs, and that value buys space rather than location, since 96.8% of dwellings are separate houses and 83.7% have four or more bedrooms. Three-bedroom homes are a minority at 13.8%, so the market is built for families needing room. Monthly mortgage repayments average $1,800, producing a mortgage-to-income ratio of just 20.0%, comfortably below the 30% stress threshold despite household incomes already in the 78.1st percentile nationally. That low ratio is why mortgage holders dominate at 65.1% of residents while only 18.7% own outright: the entry cost is manageable enough that buyers borrow and move in rather than wait.
For Investors
Renters make up only 16.1% of households, a thin tenant pool by metropolitan standards, but weekly rent of $418 against the $495,000 median implies a gross yield near 4.4%, far healthier than the sub-2% returns common in premium suburbs. The vacancy rate of 4.5% is somewhat loose, which can soften rent growth, yet rent-to-income at 20.1% leaves tenants well below the stress line and supports steady occupancy. Development is modest at 22 applications in 12 months, so new supply is limited and existing stock holds its scarcity value. With a young median age of 32 and household incomes in the 78.1st percentile, the demand base skews toward owner-occupiers, meaning investors compete more on quality than on volume.
Development Activity
Total DAs
30
Last 12 Months
30
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 Bennett Springs iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Beechboro Christian School
PP-6 · 305 students
Demographics
The median age of 32 runs 8.0 years below national, a young profile reinforced by an average household size of 3.4, which is 0.9 above the national figure and points to families with children rather than singles or downsizers. Migration defines the cultural makeup: 49.2% were born overseas, 27.6 points above national, with English (1,106), Indian (606) and Vietnamese (433) the leading ancestries. The most common non-English languages are Arabic (171 speakers), Gujarati (123) and Punjabi (70). University qualifications reach 32.2%, a modest 2.1 points above national. Religious diversity follows the migrant base, with Christianity (2,276) the largest group, followed by a sizable Islam (1,015) and Hinduism (449) presence.
Age Distribution
Bedrooms
Dwelling Structure
96.8%
Houses
1.5%
Townhouse
1.8%
Apartment
Tenure
Tenure leans heavily toward mortgaged ownership: 65.1% of households carry a mortgage, against just 18.7% who own outright and 16.1% who rent. That skew toward mortgage holders over outright owners signals a suburb of recent buyers rather than long-settled wealth, consistent with the young median age of 32. The dwelling mix is overwhelmingly detached at 96.8%, with apartments at only 1.8%, and 83.7% of homes carry four or more bedrooms. Against the $495,000 median, mortgage-to-income sits at 20.0% and rent-to-income at 20.1%, both comfortably below the 30% stress mark. Affordability relative to incomes in the 78.1st percentile is what lets so many households take on a mortgage instead of renting.
Mortgage / mo
$1,800
Rent / wk
$418
HH Size
3.4
Personal Income / wk
$781
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.5%
Unoccupied
80
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
14.4%
Couples, no children
5,239
Total families
Economy & Employment
Healthcare is the dominant employer at 18.9% of the workforce (326 workers), ahead of Retail at 9.6% (166), Construction at 8.9% (154), Professional/Tech at 7.9% (136) and Education at 7.3% (126). By occupation, Professionals lead with 431 workers, followed by Community/Personal service (386) and Clerical/Admin (351), a spread that reflects a broad working-class to middle-class base rather than a concentration of high-end roles. Unemployment is 6.1%, above what tight metropolitan markets show, and the full-time employment rate is 64.7% with participation at 66.3%. Household income still reaches the 78.1st percentile nationally, helped by the 3.4-person households where multiple earners contribute.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.7%
Part-time
29.2%
Participation
66.3%
Employed
2,804
Occupations
Top Industries
University
32.2%
Postgraduate
6.9%
Born Overseas
49.2%
Dwellings
1,706
Transport to Work
Daily life here is car-dependent: 88.0% of residents drive to work while only 3.7% use public transport and 1.1% walk or cycle, well below the rates in transit-rich inner suburbs. That reliance reflects the detached, low-density layout at 1,389.7 residents per square kilometre across 4.27 km2. No schools are recorded inside the suburb boundary in this dataset, so families rely on institutions nearby, a common trade-off in newer outer areas. Housing pressure is light, with both mortgage-to-income and rent-to-income near 20%, comfortably below the 30% stress line, and only 3.8% of residents (215 people) need daily assistance, consistent with the young median age of 32.
Drive
88.0%
Public Transport
3.7%
Walk / Cycle
1.1%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bennett Springs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bennett Springs a good suburb to live in?
Bennett Springs suits families seeking space and affordability: 96.8% of homes are detached and 83.7% have four or more bedrooms, with a median house price of $495,000. Housing stress is low, with mortgage-to-income near 20.0%, and household income reaches the 78.1st percentile nationally. The main trade-off is car dependence, with 88.0% driving to work.
What is the median house price in Bennett Springs?
The median house price is $495,000, affordable by Perth standards. Monthly mortgage repayments average $1,800, giving a mortgage-to-income ratio of just 20.0%, below the 30% stress threshold. Weekly rent averages $418, which implies a gross rental yield near 4.4%.
What schools are in Bennett Springs?
No schools are recorded inside the Bennett Springs boundary in this dataset, so families rely on schools in neighbouring suburbs. The area skews young, with a median age of 32, 8 years below national, and an average household size of 3.4, pointing to many school-age children.
Is Bennett Springs safe?
Detailed crime statistics are not available for Bennett Springs in this dataset. As an indirect indicator, only 3.8% of residents (215 people) need daily assistance and 82.9% have stayed put, with a low turnover rate of 17.1%, both consistent with a settled, family-oriented area.
Is Bennett Springs good for property investment?
Weekly rent of $418 against the $495,000 median gives a gross yield near 4.4%, far above the sub-2% returns of premium suburbs. The renter pool is thin at 16.1% and vacancy is 4.5%, so demand skews toward owner-occupiers. Only 22 development applications in 12 months means limited new supply.
How is Bennett Springs's population changing?
The suburb is settled and family-driven rather than fast-growing: 82.9% of residents stayed put and turnover is just 17.1%. The young median age of 32, 8 years below national, and average household size of 3.4, 0.9 above national, point to growth from family formation rather than new construction.
What languages are spoken in Bennett Springs?
About 49.2% of residents were born overseas, 27.6 points above the national figure. English is the dominant language, with Arabic (171 speakers), Gujarati (123), Punjabi (70) and Persian (50) the most common non-English languages, reflecting strong Indian, Vietnamese and Middle Eastern communities.
How much development is happening in Bennett Springs?
There were 22 development applications lodged in the past 12 months, a modest figure that includes a temple, a home business request and structure plan queries. This points to incremental change rather than large-scale expansion, consistent with the detached, established dwelling stock at 96.8% separate houses.
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 Bennett Springs on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map