Bibra Lake
More than half of Bibra Lake's homes have 4 or more bedrooms, with that category representing 60.5% of dwellings. The suburb has 5,892 residents, a median age of 44, and a density of 461.9 people per sq km across 12.75 sq km. Separate houses account for 85.1%, while 31.4% of residents were born overseas, 9.8 percentage points above the national comparison. Household income sits at the 65.8th percentile. Compared with nearby Coolbellup and North Lake, Bibra Lake can be assessed as a spread-out, family-oriented housing market, with 80.4% travelling as car drivers and only 4.1% using public transport.
Population
5,892
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,825/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Bibra Lake suits buyers who prioritise land and larger floorplans over apartment living. Separate houses make up 85.1% of dwellings, while 4-plus-bedroom homes account for 60.5% and 3-bedroom homes 27.3%. The listed mortgage commitment is $1,800 per month, and mortgage costs equal 22.8% of household income, compared with 21.9% for rent. With 41.6% owning outright and 41.9% carrying a mortgage, the tenure mix points to a substantial owner-occupier base. Buyers should compare exact land size and renovation condition because the suburb's housing stock is more space-led than compact alternatives.
For Buyers
Bibra Lake suits buyers who prioritise land and larger floorplans over apartment living. Separate houses make up 85.1% of dwellings, while 4-plus-bedroom homes account for 60.5% and 3-bedroom homes 27.3%. The listed mortgage commitment is $1,800 per month, and mortgage costs equal 22.8% of household income, compared with 21.9% for rent. With 41.6% owning outright and 41.9% carrying a mortgage, the tenure mix points to a substantial owner-occupier base. Buyers should compare exact land size and renovation condition because the suburb's housing stock is more space-led than compact alternatives.
For Investors
Investors need to weigh rentability against a predominantly owner-occupied market. Weekly rent is $400, vacancy is 6.2%, and only 14.6% of households rent, so tenant demand may be narrower than in higher-rental suburbs. The 29 development applications recorded over 12 months add a pipeline to monitor, especially where extensions or new supply could compete with older stock. An 18.0% turnover rate and 82.0% staying at the same address indicate relatively stable occupancy, which can support longer holds but may limit rapid rent repricing. Compared with a high-density rental strategy, Bibra Lake is more suited to detached-house investors seeking stability.
Development Activity
Total DAs
32
Last 12 Months
32
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 Bibra Lake
Open-register school locations for education access. This is not a school-quality ranking.
BLUE GUM MONTESSORI SCHOOL
PERTH WALDORF SCHOOL
BIBRA LAKE PRIMARY SCHOOL
Demographics
Bibra Lake's median age is 44, which is 4.0 years above the national comparison, while university qualification attainment is 32.7%, 2.6 percentage points above the national figure. Overseas-born residents make up 31.4%, or 9.8 points above national, alongside English, Scottish, Irish and Italian ancestry counts of 2,371, 576, 525 and 461. Christianity is recorded for 2,854 people and no religion for 2,500. Average household size is 2.5, equal to the national comparison, and 82.0% stayed at the same address, suggesting stronger residential continuity than a highly transient area. Compared with Coolbellup, household composition is worth checking at street level because 42.7% of couples have children and 40.8% have no children.
Age Distribution
Bedrooms
Dwelling Structure
85.1%
Houses
14.7%
Townhouse
0.2%
Apartment
Tenure
Bibra Lake is overwhelmingly detached, with 85.1% separate houses and 14.7% semi-detached dwellings; apartments account for just 0.2%. Larger formats dominate, as 60.5% of homes have 4 or more bedrooms and 27.3% have 3 bedrooms. Tenure is split between 41.6% owned outright, 41.9% with a mortgage and 14.6% rented, while mortgage costs equal 22.8% of household income and rent equals 21.9%. Compared with mixed-density housing options nearby, the local stock is more land and family oriented. The 6.2% vacancy rate gives renters some choice, but buyers should price the exact dwelling because a suburb-wide median is not stated.
Mortgage / mo
$1,800
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
HH Size
2.5
Personal Income / wk
$805
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.2%
Unoccupied
147
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
42.7%
Couples with children
40.8%
Couples, no children
15.4%
Single parent
1,705
Total families
Economy & Employment
Bibra Lake's employment base is led by healthcare at 16.3% with 332 workers, education at 13.9% with 284, construction at 10.3% with 211, professional and technical services at 9.5% with 193, and retail at 7.2% with 147. Professionals number 701, trades 501, clerical and administrative workers 443, and managers 316, giving the suburb a mixed skills profile rather than one dominant occupation. The labour force totals 3,139, participation is 63.7%, unemployment is 5.5%, and household income is $1,825 weekly at the 65.8th percentile. Compared with a single-industry employment base, this spread should provide broader resilience because health, education, construction and professional work respond to different demand cycles.
Unemployment
5.5%
Labour Force
3,139
Unemployed
173
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.0%
Part-time
35.5%
Participation
63.7%
Employed
2,966
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
32.7%
Postgraduate
7.2%
Born Overseas
31.4%
Dwellings
2,221
Transport to Work
Everyday access is car-led: 80.4% travel as car drivers, compared with 4.1% using public transport, 1.2% walking or cycling and 8.8% working from home. Three schools operate locally, comprising 1 government primary school and 2 non-government schools, giving families a choice of sector and type while exact enrolment zones still need checking. Bibra Lake covers 12.75 sq km at 461.9 people per sq km, so services and destinations can be spread across the suburb. A volunteering rate of 16.2% adds a measure of local participation. Compared with transit-oriented suburbs, daily life is more practical for households with a car and less convenient for residents relying on frequent public transport.
Drive
80.4%
Public Transport
4.1%
Walk / Cycle
1.2%
Work from Home
8.8%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bibra Lake compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bibra Lake a good suburb to live in?
Bibra Lake is a practical choice for households seeking space and owner-occupier stability. Separate houses make up 85.1% of dwellings, 60.5% have 4 or more bedrooms, and 41.6% are owned outright. Car access is important because 80.4% travel as drivers and 4.1% use public transport.
What is the median house price in Bibra Lake?
No current median house price is stated. The housing profile is still clear: 85.1% of dwellings are separate houses, 60.5% have 4 or more bedrooms and weekly rent is $400. Buyers should compare recent sales for the exact land size, condition and bedroom mix rather than apply one figure across every property.
What schools are in Bibra Lake?
Local options include Bibra Lake Primary School, Blue Gum Montessori School and Perth Waldorf School. The mix is 1 government primary school and 2 non-government schools. Families should confirm enrolment zones, year levels and current places directly, because school access can change by address and intake.
Is Bibra Lake safe?
Check current police and council information for the exact street before renting or buying. Bibra Lake has 5,892 residents across 12.75 sq km, with 80.4% travelling as car drivers and 4.1% using public transport. These access patterns make street context and evening transport worth checking.
Is Bibra Lake good for property investment?
It can suit a longer-term investor, but the tenant pool is relatively small. Weekly rent is $400, vacancy is 6.2% and only 14.6% of households rent, while 29 development applications were recorded over 12 months. The 85.1% separate-house share supports a family-housing strategy, but investors should test demand and competition property by property.
How is Bibra Lake's population changing?
Bibra Lake's latest population count is 5,892. Residential mobility appears moderate, with 18.0% turnover and 82.0% staying at the same address, while 29 development applications in 12 months show ongoing property activity. These indicators point to a suburb retaining established households while changing through renovations, new occupants and incremental development rather than a purely new-build cycle.
What languages are spoken in Bibra Lake?
Overseas-born residents account for 31.4% of Bibra Lake's population, 9.8 percentage points above the national comparison. The most recorded languages include Mandarin with 45 speakers, Italian with 41, Portuguese with 33, Persian with 16 and German with 14. Language access may matter when comparing local services and schools.
What development is happening in Bibra Lake?
Development activity reached 29 applications over 12 months. Examples include a below-ground swimming pool, a shed and enclosure of a garage side area, so the recent pattern is weighted toward alterations and property improvements rather than a clearly stated large housing release. Check approvals, conditions and construction timing before relying on a proposed change.
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 education open registers (school locations), 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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