Butler
With 13,473 residents packed into 5.31 sq km, Butler combines a density of 2,536.7 people per sq km with a distinctly young age profile: the median age is 32, or 8 years below the national figure. Its 45.1% overseas-born share is 23.5 percentage points above national, while 51.7% of occupied dwellings carry a mortgage. The 96.1% separate-house share reinforces a mortgage-belt identity. Compared with nearby Clarkson, Butler reads as a newer, more family-and-house focused market, although household income sits at the 60.1st percentile nationally. That combination supports steady demand, but affordability and transport dependence matter.
Population
13,473
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,710/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Buyer demand in Butler is geared to detached family housing: 96.1% of dwellings are separate houses, 52.9% contain 4 or more bedrooms and 38.4% have 3 bedrooms. That suits households with children, which make up 47.9% of families, but gives fewer options for apartment or compact-home buyers. A current median house price is not available, so recent comparable sales deserve more weight than suburb-wide assumptions. The typical mortgage payment is $1,733 a month, median rent is $340 a week, and mortgage costs equal 23.4% of household income; the mortgage-stress flag is false. Compared with apartment-led locations, Butler is more land-oriented, but 75.7% drive to work, making car costs part of the budget.
For Buyers
Buyer demand in Butler is geared to detached family housing: 96.1% of dwellings are separate houses, 52.9% contain 4 or more bedrooms and 38.4% have 3 bedrooms. That suits households with children, which make up 47.9% of families, but gives fewer options for apartment or compact-home buyers. A current median house price is not available, so recent comparable sales deserve more weight than suburb-wide assumptions. The typical mortgage payment is $1,733 a month, median rent is $340 a week, and mortgage costs equal 23.4% of household income; the mortgage-stress flag is false. Compared with apartment-led locations, Butler is more land-oriented, but 75.7% drive to work, making car costs part of the budget.
For Investors
Investor appeal rests on tenant demand rather than a tight vacancy story. Renting accounts for 34.9% of occupied dwellings, the weekly median rent is $340 and vacancy is 6.1%, so leasing conditions may be less competitive than in lower-vacancy markets. Overseas migration is the primary growth driver, which can broaden renter demand, while the suburb's 45.1% overseas-born share adds to that connection. Development activity was recorded at 0 projects in the past 12 months, limiting evidence of a fresh supply wave. Rent growth is -2.9%, however, so investors should not assume automatic income gains. Compared with a high-yield, low-vacancy market, Butler looks more like a long-term growth and family-rental play, with returns depending heavily on purchase price, tenant retention and transport access.
Schools in Butler
Open-register school locations for education access. This is not a school-quality ranking.
IRENE MCCORMACK CATHOLIC COLLEGE
ST FRANCIS OF ASSISI CATHOLIC PRIMARY SCHOOL
BUTLER PRIMARY SCHOOL
EAST BUTLER PRIMARY SCHOOL
JOHN BUTLER PRIMARY COLLEGE
Demographics
Butler's demographic signature is younger and more internationally connected than the national profile. Median age is 32, 8 years below national, university attainment is 21.9%, 8.2 percentage points below national, while 45.1% of residents were born overseas, 23.5 points above national. The 2.8-person average household is 0.3 above the national figure, helping explain the strong family presence: 47.9% of families are couples with children and 23.8% are one-parent families. English ancestry is the largest recorded group at 6,258, followed by Scottish at 1,294 and Irish at 1,213. No religion accounts for 6,612 people versus 5,454 identifying with Christianity. Compared with nearby Clarkson, Butler presents a younger household base with a stronger overseas-born presence.
Age Distribution
Bedrooms
Dwelling Structure
96.1%
Houses
3.0%
Townhouse
0.9%
Apartment
Tenure
Ownership is still being built rather than consolidated. Only 12.6% of households own outright, while 51.7% are paying a mortgage and 34.9% rent, a tenure mix that places Butler below mature owner-occupier suburbs on outright ownership. Detached stock dominates at 96.1%, with 52.9% of homes offering 4 or more bedrooms and 38.4% offering 3 bedrooms. The pattern reflects a family-oriented subdivision structure and a large mortgage cohort, not an apartment market. Mortgage repayments average $1,733 monthly and represent 23.4% of household income, while rent is $340 weekly and rent-to-income is 19.9%; both stress flags are false. Compared with nearby Clarkson, Butler's housing reads as more uniformly detached, but the 6.1% vacancy rate gives renters more choice than in a tightly supplied market.
Mortgage / mo
$1,733
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$340
Census 2021
HH Size
2.8
Personal Income / wk
$785
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
301
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
47.9%
Couples with children
26.8%
Couples, no children
23.8%
Single parent
3,628
Total families
Economy & Employment
Employment is anchored by essential and trade-based sectors: healthcare accounts for 19.4% of workers, construction 11.4%, education 10.5%, retail 8.2% and mining 7.9%. Trades are the largest occupation group at 1,163 people, followed by community and personal service at 1,006, professionals at 944, clerical and administration at 817, and labourers at 737. Participation is 69.5%, unemployment is 6.9% and 59.1% work full time, while household income sits at the 60.1st percentile. Butler's SEIFA results are mixed: IEO is decile 3, IER decile 5, IRSD decile 3 and IRSAD decile 3. That split suggests moderate economic resources but below-average education and disadvantage outcomes, consistent with university attainment 8.2 points below national. Compared with higher-income professional suburbs, the local economy is more practical and service-led.
Unemployment
6.9%
Labour Force
7,139
Unemployed
496
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.1%
Part-time
34.7%
Participation
69.5%
Employed
6,643
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
21.9%
Postgraduate
4.1%
Born Overseas
45.1%
Dwellings
4,651
Transport to Work
Everyday access is strongest for households with cars. About 75.7% of workers drive, compared with 8.6% using public transport, 1.6% walking or cycling and 7.2% working from home, so commuting costs and road access deserve attention. Butler has 6 nearby schools across 4 government and 2 non-government campuses, covering primary and senior-high years; families should check catchments because enrolment zones can cross suburb boundaries. The social profile is mixed: IRSAD is decile 3 and IRSD decile 3, below the national midpoint, while average household size is 2.8, or 0.3 above national. For safety, check current WA Police information and visit the exact street at different times before choosing an address. Compared with more established coastal suburbs, Butler provides concentrated family services but less flexible transport.
Drive
75.7%
Public Transport
8.6%
Walk / Cycle
1.6%
Work from Home
7.2%
Population Forecast
+2.2%/yr
(+571 people/yr)
EstablishedPopulation momentum remains positive, with annual growth forecast at 2.2%, above a flat-growth profile, and overseas migration identified as the primary driver. Across the wider area, population change over 10 years is 23.2%, yet Butler's shift trajectory is labelled Declining young: the young share fell 5.3 percentage points while the senior share rose 2.8 points. That points to maturation rather than decline, because established families are ageing in place as new arrivals continue. Gentrification is still limited: the score is 20 and the stage is Early signs, while a separate shift reading gives 15 and Not gentrifying. Affordability is labelled Improving, moving from 55.5 in 2011 to 46.6 in 2021, although real income growth is -5.9% and rent growth is -2.9%. Compared with faster-changing precincts, Butler's outlook is steady expansion with gradual demographic ageing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+352
Net Internal / yr
-130
Gentrification Signal
Early signs
Population +29% since 2011, Net internal outflow -130/yr, Strong overseas inflow +352/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Butler compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Butler a good suburb to live in?
Butler suits households wanting detached homes, schools and a younger social mix. The median age is 32, 96.1% of dwellings are separate houses and 75.7% commute by car, so it is less suited to people seeking dense, transit-led living.
What is the median house price in Butler?
A current median house price is not available for Butler. Buyers should compare recent sales by street and dwelling type, then test repayments against the $1,733 monthly mortgage figure and the 23.4% mortgage-to-income ratio.
What schools are in Butler?
Butler has 6 schools: 4 government and 2 non-government, spanning primary and senior-high years. The local mix includes Butler College and several primary campuses, while Catholic options provide an alternative sector. Check the exact catchment before signing.
Is Butler safe?
For a safety decision, check current WA Police information, visit the exact street at different times and compare lighting, traffic and passive activity. Butler covers 5.31 sq km and has 13,473 residents, so conditions can vary by pocket.
Is Butler good for property investment?
It can suit a long-term investor who values family rental demand, but the numbers call for selectivity. Rent is $340 a week, vacancy is 6.1%, rent growth is -2.9% and development activity was 0 projects in 12 months. Compare purchase price with achievable rent before buying.
How is Butler's population changing?
Butler is still growing, with annual growth forecast at 2.2% and 10-year population change across the wider area at 23.2%. Overseas migration is the primary driver, while the trajectory is labelled Declining young as the young share fell 5.3 points and the senior share rose 2.8.
What languages are spoken in Butler?
Butler has a strong overseas-born population at 45.1%. Recorded language groups include Afrikaans at 137 people, Arabic at 61, Punjabi at 42, Hindi at 29 and Mandarin at 27, alongside English-speaking households and other language communities.
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 education open registers (school locations), 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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