Bullsbrook
At 253.86 km2 with only 22.1 residents per km2, Bullsbrook is one of Perth's most spread-out localities, and that semi-rural footprint shapes everything else. The population has grown 29.5% over the decade and jumped from 6,328 in 2023 to 7,112 in 2025, driven by net internal migration of 218 a year. Housing stays affordable for the city, with a median house price of $465,000 and household income in the 71.4th percentile nationally. The stock is almost entirely detached, at 99.7% separate houses, and 62.6% carry four or more bedrooms, a profile aimed at growing families rather than downsizers. University qualifications sit at 16.8%, which is 13.3 points below the national figure, reflecting a trades and machinery workforce.
Population
5,605
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,912/wk
DAs (12 months)iDevelopment Applications lodged in the past year
109
Median House
$465K
Estimated from rent (2025)
A $465,000 median house price keeps Bullsbrook well below Perth's pricier inner suburbs, and buyers get space for the money: 99.7% of dwellings are separate houses and 62.6% have four or more bedrooms, against just 6.1% with two. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 23.6%, comfortably under the 30% stress threshold because household incomes reach the 71.4th percentile while prices stay moderate. That gap explains why 57.1% of residents are paying off a mortgage, far above the 26.9% who own outright, marking this as an active buyer market rather than a settled one. The trade-off is location: at 22.1 people per km2 across 253.86 km2, homes are large and detached but distant, suiting families who prioritise land and bedrooms over proximity.
For Buyers
A $465,000 median house price keeps Bullsbrook well below Perth's pricier inner suburbs, and buyers get space for the money: 99.7% of dwellings are separate houses and 62.6% have four or more bedrooms, against just 6.1% with two. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 23.6%, comfortably under the 30% stress threshold because household incomes reach the 71.4th percentile while prices stay moderate. That gap explains why 57.1% of residents are paying off a mortgage, far above the 26.9% who own outright, marking this as an active buyer market rather than a settled one. The trade-off is location: at 22.1 people per km2 across 253.86 km2, homes are large and detached but distant, suiting families who prioritise land and bedrooms over proximity.
For Investors
Renters make up just 16.0% of households, a thin tenant pool, but the 9.7% vacancy rate and $350 weekly rent point to limited rental supply rather than weak demand. Against the $465,000 median, that rent implies a gross yield near 3.9%, stronger than most metro Perth suburbs where prices run higher. The real investor signal is growth: net internal migration adds 218 residents a year and the population has climbed 29.5% over the decade, so demand is expanding even if the current rental base is small. Development is active, with 73 applications lodged in 12 months including single houses and subdivision lots, which means more stock is coming. With rent up 16.7% over the period and an owner-occupier majority of 84.0%, the case rests on capital growth from the migration surge more than yield from a deep tenant market.
Development Activity
Total DAs
109
Last 12 Months
109
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 Bullsbrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bullsbrook College
K-12 · 927 students
Demographics
The median age of 38 is 2.0 years below national, and the household profile leans toward families: average household size is 2.8, which is 0.3 above national, and couples with children (1,819) outnumber couples without (1,183, or 26.8%). Ancestry is strongly Anglo, led by English (2,586), Scottish (615) and Irish (515), with overseas-born residents at 23.2%, only 1.6 points above national. The most common non-English languages are Mandarin (15), Afrikaans (14) and German (14), each spoken by very few people, so English dominates daily life. University qualifications reach 16.8%, which is 13.3 points below the national figure, consistent with a workforce built around machinery operation and the trades rather than office professions. The senior share rose 3.7 points over the decade while the young share fell 2.8 points, an aging trajectory despite the family weighting.
Age Distribution
Bedrooms
Dwelling Structure
99.7%
Houses
0.2%
Townhouse
N/A
Apartment
Tenure
Tenure tilts heavily toward mortgaged ownership: 57.1% of households are paying off a loan, more than double the 26.9% who own outright, while renters sit at just 16.0%. That mortgage-heavy split signals a suburb full of recent buyers rather than long-settled owners. The stock is almost uniform, 99.7% separate houses with only 0.2% semi-detached, and skews large, with 62.6% offering four or more bedrooms and 29.3% three bedrooms. The median house price of $465,000 stays affordable relative to incomes in the 71.4th percentile, which keeps the mortgage-to-income ratio at 23.6%, below the 30% stress line. Affordability has improved from 46.2% in 2011 to 40.3% in 2021, a rare easing trend, because price growth has lagged the income and population gains rather than racing ahead of them.
Mortgage / mo
$1,950
Rent / wk
$350
HH Size
2.8
Personal Income / wk
$869
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
198
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.8%
Couples, no children
4,418
Total families
Economy & Employment
The workforce is grounded in physical and essential industries: Healthcare leads at 12.3% (205 workers), Construction follows at 11.8% (196) and Mining at 10.7% (177), with Public Admin at 10.0% and Education at 9.0%. By occupation, Machinery Operators and Drivers (371) and Clerical and Admin staff (367) top the list ahead of Professionals (351), a blue-collar lean that matches the 16.8% university rate sitting 13.3 points below national. Unemployment is low at 4.8% and the full-time employment rate is 67.5%, with participation at 61.9%. The SEIFA picture is mixed: IER (economic resources) scores decile 9, well above average, because high mortgage-funded ownership and family incomes lift household resources, yet IEO (education and occupation) reads only decile 2, dragged down by the trades workforce and low university attainment.
Unemployment
3.0%
Labour Force
4,089
Unemployed
123
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.5%
Part-time
27.7%
Participation
61.9%
Employed
2,667
Occupations
Top Industries
University
16.8%
Postgraduate
2.3%
Born Overseas
23.2%
Dwellings
1,844
Transport to Work
Bullsbrook is built for cars, not transit: 88.1% of residents drive to work, just 2.1% use public transport and 4.7% walk or cycle, a consequence of the sprawling 253.86 km2 area at only 22.1 people per km2. No schools are recorded inside the boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical trade-off for the rural-residential setting. The SEIFA disadvantage reading is mid-range, with IRSD at decile 5 and IRSAD at decile 4, meaning a typical Australian profile rather than concentrated hardship, and only 4.1% of residents (213 people) need daily assistance. Volunteering runs at 15.1%, and with rent-to-income at 18.3%, well below the 30% stress line, day-to-day housing costs stay manageable for the family-heavy population.
Drive
88.1%
Public Transport
2.1%
Walk / Cycle
4.7%
Work from Home
N/A
Population Forecast
+2.19%/yr
(+156 people/yr)
EstablishedBullsbrook is one of Perth's faster-growing fringe localities, with annual population growth of 2.19% and a 29.5% rise over the decade, far above an established suburb's typical pace. The population moved from 6,328 in 2023 to 7,112 in 2025, and medium forecasts project a climb to 7,645 by 2031, roughly 156 new residents a year. Net internal migration of 218 a year is the primary driver, with overseas migration adding only 54, so the growth is Australians relocating in rather than new arrivals. The gentrification reading is Active, scoring 58, with signals including population up 55% since 2011 and an accelerating overseas-born share rising from 16% to 34%. Affordability improving from 46.2% to 40.3% between 2011 and 2021 shows the area absorbing growth without pricing out the family buyers fuelling it.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+54
Net Internal / yr
+218
Gentrification Signal
Active
Population +55% since 2011, Net internal migration +218/yr, Accelerating: 16% → 34%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bullsbrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bullsbrook a good suburb to live in?
Bullsbrook suits families wanting space: 99.7% of homes are separate houses and 62.6% have four or more bedrooms, with a median age of 38, two years below national. Household income sits in the 71.4th percentile and the median house price of $465,000 keeps it affordable, though at 22.1 people per km2 it is car-dependent and spread out.
What is the median house price in Bullsbrook?
The median house price is $465,000, well below Perth's inner suburbs. Weekly rent averages $350 and monthly mortgage repayments run about $1,950, giving a mortgage-to-income ratio of 23.6%, comfortably under the 30% stress threshold for incomes in the 71.4th percentile.
What schools are in Bullsbrook?
No schools are recorded inside the 253.86 km2 Bullsbrook boundary in this dataset, so families rely on schools in neighbouring suburbs. The area skews young, with a median age of 38, two years below national, and 62.6% of homes have four or more bedrooms, a family-oriented profile.
Is Bullsbrook safe?
Detailed crime statistics are not available for Bullsbrook in this dataset. As an indirect indicator, the suburb scores decile 5 on the IRSD index of relative disadvantage, a mid-range result, and only 4.1% of its residents (213 people) need daily assistance, both consistent with a typical, low-hardship area.
Is Bullsbrook good for property investment?
Rent of $350 a week against a $465,000 median gives a gross yield near 3.9%, stronger than most metro Perth. Renters are only 16.0% of households, but net internal migration of 218 a year and 29.5% population growth over the decade support capital growth, with 73 development applications lodged in 12 months.
How is Bullsbrook's population changing?
Population growth is 2.19% annually with a 29.5% rise over 10 years, fast for Perth's fringe. The count moved from 6,328 in 2023 to 7,112 in 2025 and is forecast to reach 7,645 by 2031. Net internal migration of 218 a year is the main driver, far above overseas migration of 54.
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 Bullsbrook on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map