Busselton
At a median age of 56, Busselton sits 16.0 years above the national figure, making it one of WA's most distinctly aged coastal communities. Yet population has surged 41.9% over the decade, driven by 270 net internal arrivals per year, and the gentrification score of 60 classifies the suburb as actively gentrifying. Household income ranks at the 10.3rd percentile nationally, placing residents firmly in the lower-income band, while the median house price of $409,000 remains accessible compared to Perth metro medians. The combination of affordable entry prices, strong in-migration and a 20.9% vacancy rate paints a suburb in transition.
Population
1,838
Median Age
56.0
Household IncomeiMedian weekly household income (ABS Census)
$949/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median House
$409K
Estimated from rent (2025)
The median house price of $409,000 is affordable relative to Perth metro, and 70.9% of dwellings are separate houses, giving buyers a predominantly detached market. Three-bedroom homes dominate at 48.6% of stock, with four-plus bedrooms at 19.4%. However, the mortgage-to-income ratio of 39.8% exceeds the 30% stress threshold, because household incomes rank at the 10.3rd percentile nationally. Monthly mortgage repayments average $1,635, which is manageable in dollar terms but steep against local wages. Rent grew 35.5% over the measured period while real income grew just 9.1%, compressing affordability. Buyers entering now face a market where 43.7% of owners hold their property outright, a sign of long-term held, lower-debt stock rather than a highly leveraged ownership base.
For Buyers
The median house price of $409,000 is affordable relative to Perth metro, and 70.9% of dwellings are separate houses, giving buyers a predominantly detached market. Three-bedroom homes dominate at 48.6% of stock, with four-plus bedrooms at 19.4%. However, the mortgage-to-income ratio of 39.8% exceeds the 30% stress threshold, because household incomes rank at the 10.3rd percentile nationally. Monthly mortgage repayments average $1,635, which is manageable in dollar terms but steep against local wages. Rent grew 35.5% over the measured period while real income grew just 9.1%, compressing affordability. Buyers entering now face a market where 43.7% of owners hold their property outright, a sign of long-term held, lower-debt stock rather than a highly leveraged ownership base.
For Investors
A 40.5% renter share gives landlords a substantial tenant pool, but the 20.9% vacancy rate is a significant caution signal, pointing to either seasonal short-stay competition or structural oversupply in certain segments. Weekly rent of $320 against a $409,000 median implies a gross yield near 4.1%, higher than many coastal markets and better than inner-city benchmarks. Internal migration averaging 270 net arrivals per year plus 100 overseas migrants annually sustains demand, and the broader Busselton area is forecast to reach 15,914 residents by 2031, up from 14,066 in 2025. The vacancy rate warrants careful due diligence on property type, as short-stay holiday stock inflates the figure relative to the long-term rental market.
Development Activity
Total DAs
1
Last 12 Months
1
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 Busselton iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary MacKillop College
PP-12 · 1552 students
Cornerstone Christian College
PP-12 · 380 students
Geographe Primary School
K-6 · 413 students
West Busselton Primary School
K-6 · 347 students
Busselton Senior High School
7-12 · 594 students
Demographics
The median age of 56 is 16.0 years above the national average, placing Busselton among the oldest coastal suburb profiles in WA. The senior share grew 8.5 points over the decade while the working-age share fell 5.0 points, confirming an accelerating aging trajectory. Overseas-born residents are 25.1%, which is 3.5 points above the national figure, with ancestry dominated by English (892), Scottish (194) and Irish (182). University qualifications at 21.6% run 8.5 points below the national rate, consistent with the blue-collar and hospitality-oriented local economy. Average household size of 1.9 is 0.6 below national, and 50.1% of families are couples without children, which fits the retiree-dominant profile. Volunteering reaches 20.2% of the population.
Age Distribution
Bedrooms
Dwelling Structure
70.9%
Houses
17.0%
Townhouse
1.3%
Apartment
Tenure
Tenure structure reflects an older, stable community: 43.7% own outright, 40.5% rent and only 15.8% carry a mortgage, compared to the typical Australian split where mortgage holders significantly outnumber outright owners. Separate houses account for 70.9% of stock and semi-detached dwellings 17.0%, with apartments at just 1.3%. Three-bedroom homes are 48.6% of dwellings and four-plus bedrooms add 19.4%. The median house price of $409,000 is below Perth's metropolitan median, giving Busselton relative affordability. The 20.9% vacancy rate is elevated above normal long-term rental market averages, suggesting that holiday lettings form part of the rental stock. Rent-to-income sits at 33.7%, above the 30% stress threshold, driven by income levels ranking at the 10.3rd percentile nationally rather than exceptionally high rents.
Mortgage / mo
$1,635
Rent / wk
$320
HH Size
1.9
Personal Income / wk
$624
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
20.9%
Unoccupied
227
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
33.7% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
39.8% stressed
Community Profile
Ancestry
Household Composition
50.1%
Couples, no children
1,136
Total families
Economy & Employment
Healthcare leads the local economy at 20.1% of workers (89 employed), ahead of Construction at 11.1% and Hospitality at 10.8%, which reflects the twin drivers of a large aging population requiring care services and a coastal tourism base. Education at 10.4% and Retail at 6.8% round out the top five industries. Professionals are the largest occupational group at 116 workers, followed by Labourers at 101 and Community/Personal Service workers at 95. The unemployment rate of 6.3% is elevated compared to national averages, while the participation rate of 44.0% is low because the high share of retirees sits outside the labour force. SEIFA scores show a IRSD decile of 5 and an IEO decile of 3, reflecting below-average education and occupation levels relative to national benchmarks.
Unemployment
1.2%
Labour Force
8,170
Unemployed
98
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.1%
Part-time
37.6%
Participation
44.0%
Employed
686
Occupations
Top Industries
University
21.6%
Postgraduate
4.4%
Born Overseas
25.1%
Dwellings
857
Transport to Work
Car dependency is high at 83.4% of commuters driving, higher than urban averages nationally, consistent with a regional coastal town lacking rail infrastructure. Walking and cycling accounts for 9.3% of travel, reasonable for a low-density detached suburb. No schools are recorded within the suburb boundary data, so families rely on facilities in surrounding Busselton LGA areas. Crime statistics are not available in this dataset, but the IRSD decile of 5 places the suburb at the national median for relative disadvantage, neither markedly deprived nor advantaged. The IRSAD decile of 4 is below the national midpoint, suggesting slightly below-average advantage overall. Need for daily assistance affects 8.7% of residents (147 people), higher than the national average and consistent with the aged population profile where the median age of 56 is 16.0 years above national.
Drive
83.4%
Public Transport
N/A
Walk / Cycle
9.3%
Work from Home
N/A
Population Forecast
+2.45%/yr
(+344 people/yr)
EstablishedPopulation in the broader Busselton area grew from 13,194 in 2023 to 14,066 in 2025, a gain of 872 residents in two years, and the medium forecast reaches 15,914 by 2031. Annual growth runs at 2.45%, adding approximately 344 persons per year, which is a strong rate by regional WA standards. Internal migration is the primary driver at 270 net arrivals annually, with overseas migration contributing a further 100 per year. The 10-year population increase of 41.9% reflects a significant sea-change movement. The gentrification score of 60 is classified as active, with signals including population up 59% since 2011, net internal migration of 270 per year, and university-educated share rising from 21% to 31%. Young adult share fell 2.2 points while the senior share gained 8.5 points, meaning growth is quantity-driven rather than rejuvenation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+100
Net Internal / yr
+270
Gentrification Signal
Active
Population +59% since 2011, Net internal migration +270/yr, Accelerating: 21% → 31%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Busselton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Busselton a good suburb to live in?
Busselton suits retirees and sea-changers well. The median age of 56 is 16.0 years above the national figure, and 43.7% of residents own their home outright. The IRSD decile of 5 places it at the national median for disadvantage. The main trade-offs are elevated unemployment at 6.3% and a high vacancy rate of 20.9%, which reflects the coastal holiday market.
What is the median house price in Busselton?
The median house price is $409,000, below Perth metropolitan medians. Monthly mortgage repayments average $1,635. Weekly rent is $320, implying a gross yield near 4.1% for investors. The mortgage-to-income ratio of 39.8% exceeds the 30% stress threshold due to household incomes ranking at the 10.3rd percentile nationally.
What schools are in Busselton?
No schools are recorded within the Busselton suburb boundary in this dataset. Families access schools in surrounding Busselton LGA areas. The local university qualification rate is 21.6%, which is 8.5 points below the national average, reflecting the older residential and blue-collar demographic profile.
Is Busselton safe?
Detailed crime statistics are not available for Busselton in this dataset. As an indirect measure, the suburb scores IRSD decile 5, placing it at the national median for relative disadvantage. About 8.7% of residents (147 people) need daily assistance, higher than typical, reflecting the large senior population where the median age is 56.
Is Busselton good for property investment?
Weekly rent of $320 against a $409,000 median gives a gross yield near 4.1%, above most capital city benchmarks. Demand is supported by 270 net internal migrants annually and population forecast to reach 15,914 by 2031. However, the 20.9% vacancy rate warrants scrutiny, as holiday letting stock inflates it above the stable long-term rental market figure.
How is Busselton's population changing?
Population grew from 13,194 in 2023 to 14,066 in 2025, with annual growth of 2.45% adding around 344 residents per year. The 10-year increase is 41.9%, driven mainly by internal migration of 270 net arrivals annually. The suburb is classified as actively gentrifying with a score of 60, though growth is retirement-led rather than youth-driven.
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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