Bicton
A $522,000 median house price paired with an IRSAD decile 8 ranking is the defining tension in Bicton, an established-wealth pocket where prices sit well below the seven-figure norm of comparably advantaged suburbs. The disconnect resolves in the tenure data: 43.3% of homes are owned outright, the highest tier, because a median age of 45 (5 years above the national figure) means many residents bought decades ago and have long since cleared their loans. University qualifications at 46.1% run 16 points above national, and household income reaches the 75.2nd percentile, yet 67.0% of dwellings remain detached houses rather than apartments. Population growth of 1.08% a year, slower than most of Perth, reinforces a settled rather than churning profile.
Population
6,961
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,007/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$522K
Estimated from rent (2025)
Buyers face a $522,000 median that is unusually accessible for a suburb in IRSAD decile 8, and the mortgage-to-income ratio of 27.4% stays just under the 30% stress threshold because household incomes reach the 75.2nd percentile. Stock favours families: 67.0% of dwellings are detached houses and only 5.2% are apartments, with three-bedroom homes (41.4%) and four-plus-bedroom homes (35.4%) together making up over three-quarters of the market. Monthly repayments average $2,383. Outright ownership at 43.3% exceeds the mortgaged share of 33.8%, meaning competition often comes from cashed-up downsizers rather than first-time leveraged buyers, which can lift offers on larger blocks above what loan-to-income maths alone would predict.
For Buyers
Buyers face a $522,000 median that is unusually accessible for a suburb in IRSAD decile 8, and the mortgage-to-income ratio of 27.4% stays just under the 30% stress threshold because household incomes reach the 75.2nd percentile. Stock favours families: 67.0% of dwellings are detached houses and only 5.2% are apartments, with three-bedroom homes (41.4%) and four-plus-bedroom homes (35.4%) together making up over three-quarters of the market. Monthly repayments average $2,383. Outright ownership at 43.3% exceeds the mortgaged share of 33.8%, meaning competition often comes from cashed-up downsizers rather than first-time leveraged buyers, which can lift offers on larger blocks above what loan-to-income maths alone would predict.
For Investors
The case for Bicton is moderate rather than compelling. A $360 weekly rent against the $522,000 median produces a gross yield near 3.6%, healthier than premium inner-Melbourne figures but unremarkable. The renter share is just 22.9%, well below owner-occupier levels, so the tenant pool is shallow and demand for rentals is thin. A vacancy rate of 7.8% is elevated and signals that landlords compete for tenants. Development activity registered zero approvals in the past 12 months, limiting new supply but also confirming little investor momentum. Overseas migration of 206 a year is the primary growth driver, with net internal migration adding only 30, so future rental demand leans on new arrivals rather than domestic relocators.
Schools in Bicton iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bicton Primary School
K-6 · 562 students
Demographics
The median age of 45 sits 5 years above the national figure, and the senior share rose 2.3 points over the decade while the working-age share fell 3.0 points, marking a clear aging trajectory. University qualifications at 46.1% are 16 points above national, consistent with a professional resident base. English ancestry leads at 3,106, followed by Irish (956), Scottish (887) and Italian (568), an Anglo-Celtic profile with an Italian thread reflected in Italian being the top non-English language at 40 speakers. Overseas-born residents at 25.2% run 3.6 points above national, a modest margin. Couples with children (2,063) outnumber couples without children (1,531), and the average household size of 2.3 is 0.2 below national, pointing to established families alongside empty-nesters.
Age Distribution
Bedrooms
Dwelling Structure
67.0%
Houses
27.8%
Townhouse
5.2%
Apartment
Tenure
Tenure tilts heavily toward ownership: 43.3% own outright and 33.8% carry a mortgage, leaving renters at just 22.9%, well below the share seen in churn-driven suburbs. Detached houses make up 67.0% of stock and semi-detached 27.8%, with apartments only 5.2%, so density stays low despite 2,237.7 residents per square kilometre. Three-bedroom homes (41.4%) and four-plus-bedroom homes (35.4%) dominate, while studios and one-bedroom dwellings are a negligible 3.5%. The $522,000 median is affordable relative to the IRSAD decile 8 ranking. Both housing stress measures sit below thresholds: mortgage-to-income at 27.4% and rent-to-income at 17.9%, indicating that high incomes comfortably absorb local prices rather than stretching households.
Mortgage / mo
$2,383
Rent / wk
$360
HH Size
2.3
Personal Income / wk
$990
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.8%
Unoccupied
233
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.2%
Couples, no children
5,244
Total families
Economy & Employment
Healthcare leads employment at 17.7% (457 workers), followed by Education at 16.2% (418), Professional/Tech at 10.7% (275), Construction at 9.2% (237) and Mining at 7.2% (186), a service-and-skills mix typical of an advantaged residential suburb. Professionals dominate occupations at 1,121, with Managers a distant second at 640. The IEO decile 8 and IER decile 7 confirm strong education and economic resources, both well above the national midpoint. Unemployment is low at 4.1%, but the participation rate of 59.6% sits below the figure of younger suburbs, dragged down by the older resident base, with 1,901 people not in the labour force. Full-time work at 58.9% and real income growth of 4.5% over the decade round out a stable, settled local economy.
Unemployment
2.1%
Labour Force
9,662
Unemployed
202
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.9%
Part-time
37.0%
Participation
59.6%
Employed
3,360
Occupations
Top Industries
University
46.1%
Postgraduate
11.1%
Born Overseas
25.2%
Dwellings
2,727
Transport to Work
Car dependence is the defining commute pattern, with 86.4% driving, public transport at just 5.6% and walking or cycling a low 3.1%, reflecting a low-density layout where 67.0% of homes are detached. The IRSAD decile 8 ranking confirms top-tier advantage, and a volunteering rate of 20.9% points to active civic engagement above many comparable suburbs. The median age of 45, 5 years above national, and a turnover rate of 20.6% (with 79.4% of residents staying put) describe a stable, rooted population rather than a transient one. Housing costs sit comfortably below stress thresholds, with rent-to-income at 17.9%, so day-to-day affordability supports quality of life even though weak transit makes a car close to essential.
Drive
86.4%
Public Transport
5.6%
Walk / Cycle
3.1%
Work from Home
N/A
Population Forecast
+1.08%/yr
(+178 people/yr)
EstablishedPopulation growth runs at 1.08% a year (178 persons), a measured pace that is lower than fast-growing Perth fringe suburbs and consistent with an established-area profile. The 10-year change of 14.1% confirms steady rather than explosive expansion. Overseas migration of 206 a year is the primary driver, with net internal migration contributing only 30, so growth depends on new arrivals more than domestic movers. The gentrification score of 32 places the suburb at early signs, supported by population up 20% since 2011 and an accelerating inflow. Affordability improved from 42.7% in 2011 to 35.2% in 2021, easing the income share devoted to housing. The senior share rising 2.3 points against a 3.0 point fall in working-age residents means demand will increasingly favour low-maintenance and accessible housing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+206
Net Internal / yr
+30
Gentrification Signal
Early signs
Population +20% since 2011, Strong overseas inflow +206/yr, Accelerating: 4% → 16%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bicton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bicton a good suburb to live in?
Bicton ranks in IRSAD decile 8 and IEO decile 8, both well above the national midpoint, with university qualifications at 46.1% running 16 points above national. Households reach the 75.2nd income percentile and housing stress stays low, with rent-to-income at 17.9%. The trade-off is car dependence, since 86.4% drive and public transport covers just 5.6% of commutes.
What is the median house price in Bicton?
The median house price is $522,000, which is notably affordable for a suburb ranked in IRSAD decile 8. Monthly mortgage repayments average $2,383, producing a mortgage-to-income ratio of 27.4%, just below the 30% stress threshold. Weekly rent sits at $360, giving a gross yield of roughly 3.6%.
What schools are in Bicton?
No schools are recorded within the Bicton boundary in this dataset, so families typically rely on schools in neighbouring suburbs. The area is education-oriented, with 46.1% of residents holding university qualifications, 16 points above national, and Education employing 16.2% of the local workforce (418 people).
Is Bicton safe?
Crime statistics are not available for Bicton in this dataset, so a direct safety rate cannot be quoted. As context, the suburb ranks in IRSAD decile 8 and IRSD decile 8, both signalling low socioeconomic disadvantage, and a high turnover rate of just 20.6% with 79.4% of residents staying put points to a stable, settled population.
Is Bicton good for property investment?
Returns are moderate. A $360 weekly rent on the $522,000 median gives a gross yield near 3.6%, but the renter share is only 22.9% and the vacancy rate is an elevated 7.8%, signalling a shallow tenant pool. Development approvals were zero over 12 months, and growth of 1.08% a year is slower than most of Perth.
How is Bicton's population changing?
Population is growing 1.08% a year, adding about 178 people, with a 14.1% rise over 10 years. Overseas migration of 206 a year is the main driver, against net internal migration of just 30. The suburb is aging, with the senior share up 2.3 points and the working-age share down 3.0 points, and a median age of 45, 5 years above national.
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 Bicton on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map