Broadwater
With a median age of 53, Broadwater sits 13 years above the national figure, making it one of WA's most age-skewed suburbs. That demographic weight shapes almost everything else: a labour force participation rate of just 43.8%, couples-without-children at 39.7% of families, and 39.5% of dwellings owned outright by established, debt-free residents. The median house price sits at an estimated $455,000, well below the national median, reflecting household income at the 27.1st percentile. A 20.5% vacancy rate is the standout anomaly, pointing to a large stock of seasonal, investment, or unoccupied properties relative to the 4,269 permanent residents across 6.09 square kilometres.
Population
4,269
Median Age
53.0
Household IncomeiMedian weekly household income (ABS Census)
$1,232/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$455K
Estimated from rent (2025)
The estimated median house price of $455,000 makes Broadwater accessible compared to most WA coastal markets. Monthly mortgage repayments average $1,733, but at 32.5% of median household income this crosses the mortgage stress threshold, because household income sits at the 27.1st percentile nationally. The stock is overwhelmingly detached houses at 77.5%, with only 0.2% apartments, and 49.8% of dwellings have 4 or more bedrooms, well above the WA average. Outright owners at 39.5% outnumber mortgage holders at 36.0%, which indicates a long-settled ownership base. The high 20.5% vacancy rate means buyers face less competition from other owner-occupiers, though it also signals limited organic demand pressure.
For Buyers
The estimated median house price of $455,000 makes Broadwater accessible compared to most WA coastal markets. Monthly mortgage repayments average $1,733, but at 32.5% of median household income this crosses the mortgage stress threshold, because household income sits at the 27.1st percentile nationally. The stock is overwhelmingly detached houses at 77.5%, with only 0.2% apartments, and 49.8% of dwellings have 4 or more bedrooms, well above the WA average. Outright owners at 39.5% outnumber mortgage holders at 36.0%, which indicates a long-settled ownership base. The high 20.5% vacancy rate means buyers face less competition from other owner-occupiers, though it also signals limited organic demand pressure.
For Investors
Rental yield signals are mixed. Weekly rent of $370 against an estimated $455,000 median implies a gross yield around 4.2%, higher than most Perth metro suburbs. However, the 20.5% vacancy rate is a significant risk factor, indicating that roughly 1 in 5 dwellings sits unoccupied at any given time. Only 24.5% of households rent, a low renter share that limits the tenant pool. No development applications were recorded in the past 12 months, suggesting no near-term supply pressure but also low investor confidence. The aging resident base and low income levels (27.1st percentile nationally) constrain rental growth. Investors should price in extended vacancy periods relative to higher-demand coastal markets.
Demographics
The median age of 53 is 13 years above the national average, placing Broadwater firmly in retirement and near-retirement territory. Participation in the labour force sits at just 43.8%, with 1,725 residents not in the labour force, because the aging profile depresses workforce engagement. English (2,018 residents), Scottish (454), and Irish (422) dominate ancestry, reflecting a strongly Anglo-Celtic composition. Overseas-born residents at 23.2% sit 1.6 percentage points above the national figure, though linguistic diversity is minimal, with German as the only recorded non-English language. University qualifications at 22.1% fall 8 points below the national rate. Couples without children make up 39.7% of families, consistent with the older demographic profile.
Age Distribution
Bedrooms
Dwelling Structure
77.5%
Houses
19.6%
Townhouse
0.2%
Apartment
Tenure
Broadwater's housing market is dominated by large detached houses: 77.5% are separate dwellings, and 49.8% have 4 or more bedrooms, a configuration more common in growing family suburbs than in aging coastal towns. Tenure is weighted toward ownership, with 39.5% owning outright and 36.0% on a mortgage, while only 24.5% rent. This outright-ownership rate is above average nationally, consistent with long-held coastal properties. The mortgage-to-income ratio of 32.5% exceeds the 30% stress threshold, even at the estimated $455,000 median, because median household income sits at the 27.1st percentile. The 20.5% vacancy rate is the defining feature of the market, likely reflecting holiday homes and absentee ownership rather than market failure.
Mortgage / mo
$1,733
Rent / wk
$370
HH Size
2.3
Personal Income / wk
$632
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
20.5%
Unoccupied
412
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.5% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.7%
Couples, no children
2,959
Total families
Economy & Employment
Healthcare leads local employment at 16.1% of workers (176 people), followed by Education at 12.8% (139), Construction at 12.0% (131), Hospitality at 10.2% (111), and Retail at 7.7% (84). By occupation, Professionals (248) and Community/Personal service workers (242) are roughly equal, with Labourers (225) close behind, pointing to a workforce that spans white-collar services and manual trades. Unemployment sits at 3.0%, below the national average, and full-time employment is 57.7% of employed residents. The broader picture is constrained by a participation rate of just 43.8% compared to the national norm, reflecting the large retired population rather than structural joblessness. Household income at the 27.1st percentile nationally confirms this is a lower-income earning area.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.7%
Part-time
39.3%
Participation
43.8%
Employed
1,547
Occupations
Top Industries
University
22.1%
Postgraduate
3.6%
Born Overseas
23.2%
Dwellings
1,598
Transport to Work
Car dependence defines daily movement in Broadwater: 87.0% of residents drive to work, compared to 1.6% using public transport, well below national norms. Walking and cycling account for 3.9%, modest but not negligible for a regional area. No schools are recorded within the suburb boundary, so families rely on institutions in nearby areas, though the aging median age of 53 means school-age children make up a small share of the population. Crime statistics are not available in this dataset. The volunteering rate of 19.9% is a positive social indicator, suggesting strong community participation. About 13.3% of residents (542 people) need daily assistance, a rate higher than national average, directly linked to the older age profile.
Drive
87.0%
Public Transport
1.6%
Walk / Cycle
3.9%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Broadwater compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Broadwater a good suburb to live in?
Broadwater suits retirees and people seeking a quieter coastal lifestyle, with 39.5% of homes owned outright and an estimated $455,000 median house price well below most coastal WA markets. The volunteering rate of 19.9% points to an engaged community. The main trade-offs are limited public transport at 1.6% usage and no recorded schools within the suburb.
What is the median house price in Broadwater?
The median house price is estimated at $455,000 based on 2025 rental data. Weekly rent averages $370 and monthly mortgage repayments run around $1,733. At a mortgage-to-income ratio of 32.5%, this crosses the stress threshold for households at the 27.1st income percentile nationally.
What schools are in Broadwater?
No schools are recorded inside the Broadwater suburb boundary in this dataset. Families rely on schools in nearby towns. The suburb's median age of 53 means school-age children represent a small share of the 4,269 residents, so school proximity is less critical than in family-oriented suburbs.
Is Broadwater safe?
Detailed crime statistics are not available for Broadwater in this dataset. As a proxy, the 3.0% unemployment rate is below the national average, and 19.9% of residents volunteer, both associated with lower crime in regional studies. The low population density of 701 residents per square kilometre also limits the intensity of criminal activity compared to urban suburbs.
Is Broadwater good for property investment?
Weekly rent of $370 against an estimated $455,000 median implies a gross yield near 4.2%, above typical Perth metro levels. However, a 20.5% vacancy rate signals high unoccupied stock and limited tenant demand, with only 24.5% of households renting. Zero development applications in the past 12 months confirm low investor activity. Returns depend on capital growth in the WA coastal segment rather than rental yield.
How is Broadwater's population changing?
Broadwater's 4,269 residents are aging in place, with a median age of 53, which is 13 years above the national average. Resident stability is high: 77.9% stayed at the same address over the reference period. No new development applications were recorded in 12 months, and a 20.5% vacancy rate indicates more dwellings than permanent residents, pointing to flat or slow population growth ahead.
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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