Bibra Lake
A $483,000 median house price paired with a housing stock that is 85.1% separate houses and just 0.2% apartments sets the tone here: this is detached, owner-held family territory in Perth's south. Household income sits in the 65.8th percentile nationally and the median age of 44 runs 4.0 years above the national figure, an older, settled profile. Owners dominate, with 42.4% holding outright and 42.7% carrying a mortgage, leaving only 14.9% renting. Four-bedroom-plus homes make up 60.5% of dwellings, the highest bedroom band, which explains the average household size of 2.5 and the lean toward couples with children at 1,705 families.
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
8
Median House
$483K
Estimated from rent (2025)
The $483,000 median keeps Bibra Lake well below Perth's pricier coastal suburbs, and the buying case rests on space rather than density. Separate houses account for 85.1% of dwellings against just 0.2% apartments, so almost every purchase is a standalone home, and 60.5% carry four or more bedrooms with another 27.3% at three bedrooms. Monthly mortgage repayments average $1,800, producing a mortgage-to-income ratio of 22.8%, comfortably below the 30% stress threshold even though household income sits in the 65.8th percentile. That low ratio matters because it means a typical family can service a four-bedroom house here without the budget strain common in higher-priced markets, which sustains the 42.7% mortgage-holder share.
For Buyers
The $483,000 median keeps Bibra Lake well below Perth's pricier coastal suburbs, and the buying case rests on space rather than density. Separate houses account for 85.1% of dwellings against just 0.2% apartments, so almost every purchase is a standalone home, and 60.5% carry four or more bedrooms with another 27.3% at three bedrooms. Monthly mortgage repayments average $1,800, producing a mortgage-to-income ratio of 22.8%, comfortably below the 30% stress threshold even though household income sits in the 65.8th percentile. That low ratio matters because it means a typical family can service a four-bedroom house here without the budget strain common in higher-priced markets, which sustains the 42.7% mortgage-holder share.
For Investors
Renters make up only 14.9% of households, the smallest tenure group, so the tenant pool is thin compared with the 42.7% on mortgages and 42.4% owning outright. Weekly rent of $400 against the $483,000 median implies a gross yield near 4.3%, healthier than premium suburbs but built on limited volume. The 6.2% vacancy rate is moderate and points to steady rather than tight demand. Development is quiet at just 5 applications in 12 months, several being solar or minor permits rather than new dwellings, so supply is effectively fixed. The investment logic favours owner-occupier resale into a family market over rental scale, because the overwhelmingly detached, owner-held stock leaves few comparable rental properties to compete with.
Development Activity
Total DAs
8
Last 12 Months
8
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 iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Blue Gum Montessori School
PP-6 · 192 students
Perth Waldorf School
PP-12 · 561 students
Bibra Lake Primary School
K-6 · 378 students
Demographics
The median age of 44 is 4.0 years above the national figure, marking an established, aging-skewed population rather than a young-family wave. Overseas-born residents reach 31.4%, which is 9.8 points above national, yet ancestry stays Anglo-led with English (2,371), Scottish (576), Irish (525) and Italian (461) the largest groups. The top non-English languages are Mandarin (45 speakers), Italian (41) and Portuguese (33), a modest international layer on an English-speaking base. University qualifications at 32.7% run 2.6 points above national, a slight edge rather than a standout. Average household size is 2.5, level with national, consistent with a mix of 1,705 couples with children and 1,362 couples without, the two dominant family types.
Age Distribution
Bedrooms
Dwelling Structure
85.1%
Houses
14.7%
Townhouse
0.2%
Apartment
Tenure
Tenure tilts heavily to ownership: 42.7% carry a mortgage, 42.4% own outright and only 14.9% rent, an owner-occupier base that limits churn. The stock is 85.1% separate houses with semi-detached at 14.7% and apartments a negligible 0.2%, so the market is almost entirely standalone homes on land. Bedroom counts confirm the family orientation, with 60.5% of dwellings at four-plus bedrooms and 27.3% at three. The median house price of $483,000 stays affordable relative to Perth's coastal belt, and against household income in the 65.8th percentile it produces a mortgage-to-income ratio of 22.8% and rent-to-income of 21.9%, both well below the 30% stress line, which is why neither stress flag is triggered.
Mortgage / mo
$1,800
Rent / wk
$400
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
28.5%
Couples, no children
4,775
Total families
Economy & Employment
The workforce concentrates in service and trade sectors: Healthcare leads at 16.3% (332 workers), Education follows at 13.9% (284) and Construction at 10.3% (211), with Professional/Tech at 9.5% and Retail at 7.2%. By occupation, Professionals (701) and Clerical/Admin (443) are the largest groups, ahead of Managers (316), a broad middle rather than an executive cluster. Unemployment sits at 5.8%, slightly elevated, while the full-time employment rate is 62.4% and participation reads 60.4%, held down because 1,573 residents are not in the labour force, consistent with the older median age of 44. The construction share is notable because it is higher than in many metro suburbs and reflects the detached-housing maintenance and trades base.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.4%
Part-time
31.8%
Participation
60.4%
Employed
2,804
Occupations
Top Industries
University
32.7%
Postgraduate
7.2%
Born Overseas
31.4%
Dwellings
2,221
Transport to Work
The suburb is firmly car-oriented: 88.2% of commuters drive, while public transport carries just 4.5% and walking or cycling only 1.3%, well below denser inner suburbs and a function of the low 461.9 per km2 density. Space is the trade-off that buys this car dependence, with 85.1% separate houses across a 12.75 km2 area. Community indicators are steady, with volunteering at 16.2% and 5.7% of residents (319 people) needing daily assistance, in line with the older median age of 44. Housing costs stay manageable, as rent-to-income runs at 21.9% and mortgage-to-income at 22.8%, both comfortably below the national 30% stress threshold, which supports a stable family living standard.
Drive
88.2%
Public Transport
4.5%
Walk / Cycle
1.3%
Work from Home
N/A
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 suits families wanting space at a moderate price, with a $483,000 median house and 85.1% separate houses. Housing costs stay low, as mortgage-to-income runs at 22.8%, below the 30% stress line. The trade-off is car dependence, with 88.2% of commuters driving and only 4.5% using public transport.
What is the median house price in Bibra Lake?
The median house price is $483,000, affordable relative to Perth's coastal suburbs. Weekly rent averages $400 and monthly mortgage repayments run about $1,800, giving a mortgage-to-income ratio of 22.8%, comfortably below the 30% stress threshold for a typical household.
What schools are in Bibra Lake?
No schools are recorded inside the Bibra Lake boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is moderately educated, with university qualifications at 32.7%, which is 2.6 points above the national figure.
Is Bibra Lake safe?
Detailed crime statistics are not available for Bibra Lake in this dataset. As indirect indicators, residential turnover is low at 18.0% with 82.0% of residents having stayed put, and only 5.7% need daily assistance, both consistent with a stable, settled population.
Is Bibra Lake good for property investment?
Rent of $400 a week against the $483,000 median gives a gross yield near 4.3%, higher than premium Perth suburbs. The catch is a thin tenant pool, with only 14.9% renting against 85.1% owner-occupied dwellings, and a moderate 6.2% vacancy rate, so demand is steady rather than tight.
How is Bibra Lake's population changing?
The suburb is settled and slow-moving, with a turnover rate of 18.0% and 82.0% of residents having stayed put. The median age of 44 sits 4.0 years above national, an aging skew, and development is minimal at 5 applications in 12 months, so change comes from generational turnover rather than new building.
What languages are spoken in Bibra Lake?
About 31.4% of residents were born overseas, 9.8 points above the national figure. English dominates, with Mandarin (45 speakers), Italian (41), Portuguese (33) and Persian (16) the most common non-English languages, a modest international layer on a largely Anglo base led by English ancestry at 2,371.
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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