Bull Creek
Bull Creek pairs high educational attainment (53.2% university-educated, 23.1 points above national) with moderate household incomes (70th percentile), creating a community where qualifications outpace earnings. Chinese ancestry at 1,977 residents makes up nearly a quarter of the population, the second-largest group after English (2,381). Despite a SEIFA IRSAD decile of 9, the 7.3% vacancy rate and estimated $539,000 median suggest a rental market with soft spots. The median age of 44 (4 years above national) and 45.7% outright ownership paint a picture of established residents aging in place while new overseas migrants (net +215/year) inject demographic change.
Population
8,030
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,880/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$539K
Estimated from rent (2025)
The estimated $539,000 median sits well below Perth's established southern suburbs average, offering entry to a SEIFA decile 9 (IRSAD 1,079) neighbourhood at a relatively modest price point. Mortgage repayments of $2,167/month at 26.6% of income are getting closer to the stress zone, partly because the personal weekly income of $756 is not high for such an educated suburb. Houses dominate at 78.6%, with 60.2% having 4+ bedrooms, though the 11.5% apartment share provides more diversity than many Perth suburbs. Three schools serve the area, all above ICSEA 1,000, with Oberthur Primary (1,174) and All Saints' College (1,162, 1,374 students) being standouts.
For Buyers
The estimated $539,000 median sits well below Perth's established southern suburbs average, offering entry to a SEIFA decile 9 (IRSAD 1,079) neighbourhood at a relatively modest price point. Mortgage repayments of $2,167/month at 26.6% of income are getting closer to the stress zone, partly because the personal weekly income of $756 is not high for such an educated suburb. Houses dominate at 78.6%, with 60.2% having 4+ bedrooms, though the 11.5% apartment share provides more diversity than many Perth suburbs. Three schools serve the area, all above ICSEA 1,000, with Oberthur Primary (1,174) and All Saints' College (1,162, 1,374 students) being standouts.
For Investors
The 20.0% rental share and 7.3% vacancy rate signal an oversupplied rental market. Weekly rent of $420 on a $539,000 estimated price gives a gross yield of about 4.1%, reasonable for Perth's south. Zero DAs in 12 months means no new supply pipeline, which should help vacancy tighten. Population grows slowly at 0.36% annually (31 persons/year), supported by net overseas migration of +215/year, though internal migration drains 50 residents/year. The high university-educated share (53.2%) and SEIFA decile 9 ranking mean the tenant demographic skews quality, reducing default risk compared to lower-SEIFA suburbs.
Schools in Bull Creek iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Oberthur Primary School
K-6 · 646 students
All Saints' College
PP-12 · 1374 students
Bull Creek Primary School
K-6 · 405 students
Demographics
Born-overseas residents at 46.8% (25.2 points above national) make Bull Creek one of Perth's most internationally diverse suburbs. Chinese ancestry (1,977) is nearly as numerous as English (2,381). Mandarin (485 speakers), Cantonese (161), Korean (63), and Hindi (56) are the top non-English languages. University education at 53.2% is 23.1 points above the national rate, exceptional for a suburb with only 70th-percentile incomes. Buddhism (428), Hinduism (393), and Christianity (3,507) reflect the cultural blend. The SEIFA IEO decile of 9 (score 1,089) confirms the educational advantage. Households average 2.7 persons, and couples with children (2,972) comfortably outnumber childless couples (1,671).
Age Distribution
Bedrooms
Dwelling Structure
78.6%
Houses
9.9%
Townhouse
11.5%
Apartment
Tenure
At an estimated $539,000 median, Bull Creek offers one of the lower entry points among Perth's SEIFA decile 9 suburbs. Outright owners at 45.7% lead tenure, reflecting the established older population, with mortgage holders at 34.3% and renters at 20.0%. The stock is 78.6% separate houses, 11.5% apartments, and 9.9% semi-detached, providing more diversity than Perth's outer ring. Four-plus-bedroom homes dominate at 60.2%, with 25.3% three-bedroom. Mortgage stress at 26.6% is moderate but notably higher than the suburb's economic profile might suggest, because household incomes ($1,880/week) are moderate relative to Perth's cost base. Rent stress at 22.3% is comfortable.
Mortgage / mo
$2,167
Rent / wk
$420
HH Size
2.7
Personal Income / wk
$756
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.3%
Unoccupied
227
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.0%
Couples, no children
6,672
Total families
Economy & Employment
Healthcare (18.4%), Education (14.4%), and Professional/Tech (14.0%) are the top 3 employers, reflecting the university-educated workforce. Mining at 7.7% (206 workers) is a distinctly WA feature, providing FIFO income streams that supplement local earnings. Construction follows at 6.6%. Professionals dominate occupations at 1,308 workers, more than double the next category (Clerical/Admin, 446). Unemployment at 5.3% is slightly above the Perth average. The participation rate of 53.9% is low, driven by the older population (median 45) with many retirees. Real income declined 1.3% over the past decade in real terms, an unusual negative figure for a professional suburb.
Unemployment
1.6%
Labour Force
4,312
Unemployed
69
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.2%
Part-time
33.5%
Participation
53.9%
Employed
3,334
Occupations
Top Industries
University
53.2%
Postgraduate
15.7%
Born Overseas
46.8%
Dwellings
2,873
Transport to Work
Three schools, all well above ICSEA 1,000: Oberthur Primary (government, 1,174, 646 students), All Saints' College (combined, independent, 1,162, 1,374 students), and Bull Creek Primary (government, 1,139, 405 students). This is one of Perth's strongest school clusters for a single suburb. Public transport at 6.9% benefits from proximity to Bull Creek station on the Mandurah line. Car usage at 84.6% is below the Perth average, reflecting the train access. SEIFA IRSAD decile 9 confirms top-tier liveability. Volunteering at 22.8% is well above average, and need-for-assistance at 6.0% is moderate. The 80.8% stability rate shows strong community retention.
Drive
84.6%
Public Transport
6.9%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+0.36%/yr
(+31 people/yr)
EstablishedPopulation grows at 0.36% annually (31 persons/year), projected to reach 8,726 by 2031 from 8,712 in 2025. Net overseas migration of +215/year is the sole growth engine, offset by internal outflow of -50/year. The aging trajectory is pronounced: seniors share up 7.9 points, working share down 5.8 points over the decade, more severe aging than most Perth suburbs. Population grew 6.5% over 10 years, modest for the Perth metro area. The gentrification score of 10 indicates no active gentrification because the area is already established. Real income declined 1.3% over the decade, meaning wages have not kept up with inflation, an unusual pattern for a SEIFA decile 9 suburb.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+215
Net Internal / yr
-50
Gentrification Signal
Not gentrifying
Strong overseas inflow +215/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bull Creek compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bull Creek a good suburb to live in?
Bull Creek scores SEIFA IRSAD decile 9, placing it in Perth's top 20%. All 3 local schools score above ICSEA 1,100, including All Saints' College at 1,162 with 1,374 students. Bull Creek station provides Mandurah line access, keeping car dependency at 84.6%, below the Perth average. Volunteering at 22.8% indicates strong community engagement.
What is the median house price in Bull Creek?
The estimated median house price is $539,000 (2025, rent-derived), making it one of Perth's more affordable SEIFA decile 9 suburbs. Monthly mortgage of $2,167 consumes 26.6% of income, moderate but creeping toward the stress zone. The 78.6% separate-house stock and 60.2% 4+ bedroom share suit families.
What schools are in Bull Creek?
Three schools, all well above the ICSEA 1,000 benchmark: Oberthur Primary (government, 1,174, 646 students), All Saints' College (combined, independent, 1,162, 1,374 students), and Bull Creek Primary (government, 1,139, 405 students). This is one of the strongest school clusters in Perth's southern suburbs.
Is Bull Creek safe?
Crime data is not separately available for Bull Creek. The suburb's profile is favourable: SEIFA IRSD decile 9, 80.8% residential stability, 45.7% outright homeownership, and 53.2% university education. The 22.8% volunteering rate, well above average, indicates an active and engaged community.
Is Bull Creek good for property investment?
Mixed. Gross yield of roughly 4.1% ($420/week on $539,000) is reasonable for Perth. However, the 7.3% vacancy rate indicates oversupply. Zero DAs in 12 months means no new competing stock. Population grows slowly at 0.36% annually, driven by overseas migration (+215/year). The SEIFA decile 9 tenant demographic is a quality advantage.
How is Bull Creek's population changing?
Growing slowly at 0.36% annually (31 people/year). Overseas migration adds 215 people/year, but internal outflow removes 50. The aging trajectory is sharp: seniors share up 7.9 points, working share down 5.8 points over the decade. Population projected to reach 8,726 by 2031. Real income declined 1.3% over the decade, unusual for a high-education suburb.
What languages are spoken in Bull Creek?
With 46.8% born overseas (25.2 points above national), Bull Creek is one of Perth's most diverse suburbs. Mandarin (485 speakers), Cantonese (161), Korean (63), Hindi (56), and Urdu (36) are the top non-English languages. Chinese ancestry (1,977) is nearly as large as English (2,381), reflecting significant East Asian migration.
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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