Byford
A 4.21% annual growth rate is the standout feature of Byford, which has 18,878 residents and a median age of 31, or 9 years below the national figure. The suburb is a young, detached-home mortgage market: 98.8% of dwellings are separate houses, 69.8% are mortgaged and 73.3% have 4 or more bedrooms. Household income sits at the 77.2nd percentile, while university participation is 11 percentage points below national levels. Compared with nearby Mundijong's lower-density setting, Byford has a more substantial suburban base for families, with 3.0 people per household and 55.1% of families being couples with children.
Local council: Serpentine-Jarrahdale
Population
18,878
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$2,059/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Byford suits buyers seeking a large detached home and prepared for a mortgage-led purchase. Separate houses account for 98.8% of dwellings, while 73.3% contain 4 or more bedrooms and the average household has 3.0 people, so land and family space are central to demand. The indicative mortgage cost is $1,898 a month, with repayments absorbing 21.3% of household income, higher than the 18.5% rent-to-income share. Household income ranks at the 77.2nd percentile, higher than the national midpoint, although the 69.8% mortgage share signals exposure to interest-rate changes. Compared with nearby Mundijong, Byford's conventional suburban housing pattern may appeal to families wanting a large home in a high-growth corridor.
For Buyers
Byford suits buyers seeking a large detached home and prepared for a mortgage-led purchase. Separate houses account for 98.8% of dwellings, while 73.3% contain 4 or more bedrooms and the average household has 3.0 people, so land and family space are central to demand. The indicative mortgage cost is $1,898 a month, with repayments absorbing 21.3% of household income, higher than the 18.5% rent-to-income share. Household income ranks at the 77.2nd percentile, higher than the national midpoint, although the 69.8% mortgage share signals exposure to interest-rate changes. Compared with nearby Mundijong, Byford's conventional suburban housing pattern may appeal to families wanting a large home in a high-growth corridor.
For Investors
Byford's rental case is shaped by growth and a predominantly owner-occupier market rather than a large tenant pool. Weekly rent is $380, vacancy is 6.3% and only 15.5% of households rent, while 69.8% carry a mortgage. That mix can limit rental depth compared with a more tenant-heavy suburb, but internal migration and a forecast annual growth rate of 4.21% support underlying demand. Rents have grown 4.1%, and the forecast classifies Byford as high growth. There were 0 recorded development projects in the past 12 months, so investors should check each estate's pipeline, comparable rents and vacancy before assuming scarcity. The 21.3% mortgage-to-income ratio and 77.2 household-income percentile point to a relatively capable owner market.
Schools in Byford
Open-register school locations for education access. This is not a school-quality ranking.
BYFORD COMMUNITY KINDERGARTEN
BYFORD JOHN CALVIN SCHOOL
SALVADO CATHOLIC COLLEGE
BEENYUP PRIMARY SCHOOL
BYFORD PRIMARY SCHOOL
Demographics
Byford's median age is 31, or 9 years below the national level, and its average household contains 3.0 people, 0.5 above the national figure. Families are prominent: 55.1% of families are couples with children, compared with 28.1% couples without children and 15.8% one-parent families. Overseas-born residents account for 28.7%, 7.1 percentage points above the national comparison, while university participation is 19.1%, 11 points below national levels. English ancestry is the largest recorded group at 8,062 people, followed by Scottish at 1,465 and Irish at 1,235. No religion is recorded for 9,575 people, compared with 6,677 identifying with Christianity. Compared with nearby Mundijong's more rural setting, Byford has a younger, more family-oriented suburban profile.
Age Distribution
Bedrooms
Dwelling Structure
98.8%
Houses
1.1%
Townhouse
0.1%
Apartment
Tenure
Byford's housing stock is concentrated in detached family homes: 98.8% are separate houses, 73.3% have 4 or more bedrooms and just 0.1% are apartments. Tenure is mortgage-heavy, with 69.8% paying a mortgage, 14.2% owning outright and 15.5% renting. Weekly rent is $380, equal to 18.5% of household income, while mortgage costs are $1,898 monthly and 21.3% of income, higher than the rental burden. Household income sits at the 77.2nd percentile, higher than the national midpoint, which helps explain why ownership dominates. Compared with nearby Mundijong, Byford's housing pattern is more strongly aligned with conventional family subdivision, although buyers should compare land size and dwelling age between estates.
Mortgage / mo
$1,898
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$380
Census 2021
HH Size
3.0
Personal Income / wk
$947
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
400
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
55.1%
Couples with children
28.1%
Couples, no children
15.8%
Single parent
5,098
Total families
Economy & Employment
Healthcare is Byford's largest industry at 17.0% of jobs, followed by construction at 11.0%, education at 9.3%, mining at 8.6% and manufacturing at 7.8%. That mix links household employment to essential services, building activity and resource-related work rather than a single sector. Trades lead occupations at 1,844 people, ahead of clerical and administrative workers at 1,264, community and personal service workers at 1,222, machinery and drivers at 1,190, and professionals at 1,158. The labour-force participation rate is 72.6%, unemployment is 4.3% and full-time employment is 63.3%. Socioeconomic results are mixed: IEO is decile 3, IER decile 9, IRSD decile 6 and IRSAD decile 5. Compared with the high economic-resource ranking, the lower IEO points to uneven educational attainment despite household income at the 77.2nd percentile.
Unemployment
4.3%
Labour Force
9,745
Unemployed
417
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.3%
Part-time
30.0%
Participation
72.6%
Employed
9,328
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.1%
Postgraduate
3.6%
Born Overseas
28.7%
Dwellings
5,980
Transport to Work
Byford is practical for households with cars: 84.2% drive to work, compared with 2.9% using public transport, 1.4% walking or cycling and 6.2% working from home. Education access includes 9 listed schools and kindergartens: 5 government primary schools, 1 government secondary college, 1 government community kindergarten and 2 non-government schools. Families should confirm enrolment zones for the exact address, particularly when comparing primary and secondary options across different estates. Couples with children make up 55.1% of families and homes with 4 or more bedrooms account for 73.3%, reinforcing the family fit. IRSAD sits in decile 5 and IRSD in decile 6, around the middle compared with higher-resource areas. Check current local police information and the exact street when assessing safety.
Drive
84.2%
Public Transport
2.9%
Walk / Cycle
1.4%
Work from Home
6.2%
Growth Outlook
Byford is forecast to grow at 4.21% a year, a rate higher than a flat-growth setting, with internal migration identified as the primary driver. Across the wider area, population change is forecast at 150.9% over 10 years, while the shift trajectory is labelled Mixed. Rent growth is 4.1%, and affordability moved from 50.8 in 2011 to 40.0 in 2021 while the affordability trend is labelled Improving. The gentrification score is 0, with the outlook classed as New development and Not gentrifying. Development activity recorded 0 projects in the last 12 months, so the 4.21% outlook is more dependent on broader corridor growth and migration than on a recent burst of local approvals.
Population trend: Serpentine-Jarrahdale council area
Byford sits in the Serpentine-Jarrahdale council area. These are the council area's residents, not Byford's.
Residents 2025
40,531
Growth, 5 yr average
+4.6%/yr
2020 to 2025
Growth, last year
+4.5%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Byford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Byford a good suburb to live in?
Byford can suit households wanting space, with 98.8% separate houses, 73.3% with 4 or more bedrooms and 55.1% couples with children. Car dependence is high at 84.2%, while public transport use is 2.9%, so lifestyle fit depends on driving needs, daily routes and access to services.
What is the median house price in Byford?
A current median house price is not available. Buyers can compare recent sales by land size and dwelling age, because 98.8% of homes are separate houses. The indicative mortgage cost is $1,898 per month, while weekly rent is $380, providing useful affordability reference points.
What schools are in Byford?
Byford has 9 listed schools and kindergartens: 5 government primary schools, 1 government secondary college, 1 government community kindergarten and 2 non-government schools. Families should confirm enrolment zones for the exact address, particularly when comparing primary and secondary options across different estates.
Is Byford safe?
Check the exact address against current police updates and recent local incidents before deciding. Byford has 18,878 residents and a spread of housing areas, so conditions can vary by street, traffic exposure and proximity to activity centres. A personal inspection at different times is sensible.
Is Byford good for property investment?
Byford may suit a growth-oriented investor, with forecast annual growth of 4.21%, internal migration as the primary driver and rent growth of 4.1%. The rental market is relatively small at 15.5% renting, with $380 weekly rent and a 6.3% vacancy rate. Check estate-level supply before buying, since 0 development projects were recorded in the last 12 months.
How is Byford's population changing?
Byford's population is 18,878 today, with the wider-area outlook pointing to 150.9% population change over 10 years. Growth is forecast at 4.21% annually and is driven primarily by internal migration. The trajectory is labelled Mixed, while the young share has increased by 2.9 percentage points, consistent with continued family and mortgage-belt demand.
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).
Explore Byford on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map