Edgewater
A $493,000 median house price sits alongside household incomes in the 75.5th percentile nationally, which makes Edgewater unusually affordable for its earnings level. The housing stock is almost entirely detached, with 95.6% separate houses and just 0.2% apartments, and 61.2% of dwellings carry four or more bedrooms. The population of 4,657 has a median age of 41, one year above the national figure, and 43.6% were born overseas, which is 22.0 points above national. SEIFA scores cluster around decile 6 to 7 across all four indexes, placing the area in the upper-middle advantage band rather than at either extreme.
Population
4,657
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,016/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median House
$493K
Estimated from rent (2025)
At a $493,000 median, Edgewater costs far less than most Perth metropolitan housing while delivering large family homes, since 61.2% of dwellings have four or more bedrooms and another 35.3% have three. Apartments are effectively absent at 0.2%, so buyers compete almost entirely for separate houses, which make up 95.6% of stock. Affordability is the standout: monthly mortgage repayments average $1,950 against household incomes in the 75.5th percentile, producing a mortgage-to-income ratio of just 22.3%, well below the 30% stress threshold. That low ratio exists because prices stayed moderate while local incomes ran above the national median. Mortgage holders dominate tenure at 47.4%, outnumbering the 36.4% who own outright, a sign of a working family base still paying down debt rather than a settled retiree population.
For Buyers
At a $493,000 median, Edgewater costs far less than most Perth metropolitan housing while delivering large family homes, since 61.2% of dwellings have four or more bedrooms and another 35.3% have three. Apartments are effectively absent at 0.2%, so buyers compete almost entirely for separate houses, which make up 95.6% of stock. Affordability is the standout: monthly mortgage repayments average $1,950 against household incomes in the 75.5th percentile, producing a mortgage-to-income ratio of just 22.3%, well below the 30% stress threshold. That low ratio exists because prices stayed moderate while local incomes ran above the national median. Mortgage holders dominate tenure at 47.4%, outnumbering the 36.4% who own outright, a sign of a working family base still paying down debt rather than a settled retiree population.
For Investors
Renters make up only 16.2% of households, one of the lower shares you will find, so the tenant pool is shallow and the market is owner-occupier driven. Weekly rent of $390 against the $493,000 median implies a gross yield near 4.1%, higher than typical inner-city rates because entry prices are low. The vacancy rate of 3.8% points to a soft rental balance rather than scarcity, and rent growth registered 0.0% over the measured period, so income upside is limited. Demand support comes from overseas migration, the primary driver at a net 412 residents a year, while internal migration removes a net 74. Development activity is minimal, with only one application lodged in 12 months, meaning supply will stay flat and capital growth depends on the broader Perth cycle rather than local rezoning or new builds.
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 Edgewater iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Edgewater Primary School
K-6 · 414 students
Mater Dei College
7-12 · 1047 students
Demographics
The median age of 41 sits 1.0 year above the national figure, and the trajectory is clearly aging: the senior share rose 7.2 points while the working-age share slipped 0.5 points and the young-resident share fell 1.0 point over the decade. Overseas-born residents reach 43.6%, which is 22.0 points above national and one of the more international profiles for an outer suburb. Ancestry leans Anglo-Celtic, led by English (2,339), Irish (607) and Scottish (503), while the top non-English languages are Afrikaans (24), Mandarin (24) and German (21), a mix that reflects South African and European arrivals. University qualifications at 34.9% run 4.8 points above national, and the average household size of 2.6 is 0.1 above national, consistent with a family-oriented detached-housing area.
Age Distribution
Bedrooms
Dwelling Structure
95.6%
Houses
4.2%
Townhouse
0.2%
Apartment
Tenure
Tenure is mortgage-heavy: 47.4% of households carry a mortgage, 36.4% own outright and only 16.2% rent. Mortgage holders outnumbering outright owners signals a working-family base still building equity rather than a settled retiree cohort. The stock is overwhelmingly detached at 95.6% separate houses, with semi-detached at 4.2% and apartments a negligible 0.2%, which keeps the market focused on larger homes: 61.2% have four or more bedrooms and 35.3% have three. The $493,000 median is low relative to household incomes in the 75.5th percentile, and that gap shows in the numbers. Mortgage-to-income sits at 22.3% and rent-to-income at 19.3%, both comfortably below the 30% stress line, so neither owners nor tenants face the cost pressure common in higher-priced markets.
Mortgage / mo
$1,950
Rent / wk
$390
HH Size
2.6
Personal Income / wk
$869
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.8%
Unoccupied
68
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.0%
Couples, no children
3,857
Total families
Economy & Employment
The local workforce concentrates in service sectors rather than corporate or finance roles: Healthcare leads at 16.9% (289 workers), Education follows at 15.1% (259), Construction at 11.3% (194), Professional/Tech at 10.0% (171) and Public Admin at 8.7% (149). By occupation, Professionals (583) and Clerical/Admin (353) are the largest groups, with Managers at 277. Unemployment is moderate at 4.8% and the full-time employment rate is 62.7%, while participation reads 62.6%, held down by the 1,110 residents not in the labour force as the population ages. SEIFA places the area in the upper-middle band: IRSD decile 7 and IRSAD decile 6 for advantage, with IEO at decile 7 and IER at decile 6. Real incomes grew just 0.9% over the decade, modest growth that fits the established, slow-moving profile.
Unemployment
4.1%
Labour Force
9,525
Unemployed
391
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.7%
Part-time
32.5%
Participation
62.6%
Employed
2,244
Occupations
Top Industries
University
34.9%
Postgraduate
8.2%
Born Overseas
43.6%
Dwellings
1,724
Transport to Work
Car dependence is high, with 84.0% of commuters driving, against 8.9% on public transport and only 2.0% who walk or cycle, typical of a low-density outer suburb at 957 residents per km2. No schools are recorded inside the 4.86 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical trade-off for the spacious detached setting. On advantage measures the area scores decile 7 on the IRSD index of relative disadvantage, the upper-middle tier, meaning few residents face deprivation, and only 4.6% of the 4,657 residents need daily assistance despite the median age of 41. Volunteering runs at 16.4% and housing costs stay manageable, with rent-to-income at 19.3%, all consistent with a settled, family-oriented community.
Drive
84.0%
Public Transport
8.9%
Walk / Cycle
2.0%
Work from Home
N/A
Population Forecast
+0.64%/yr
(+101 people/yr)
EstablishedEdgewater is an established, slow-growth suburb: annual population growth registers 0.64% and the 10-year change is just 0.9%, near stagnant. Overseas migration is the only meaningful driver, adding a net 412 residents a year, while internal migration removes a net 74, leaving the area dependent on international arrivals to hold its numbers. The gentrification reading is early signs at a score of 25, supported by the strong overseas inflow and an accelerating trend, though the stage remains well below an active gentrifying market. Affordability improved from 53.8% in 2011 to 43.4% in 2021, a sizeable gain that reflects incomes rising faster than housing costs locally. With the population aging and the senior share up 7.2 points, future growth leans on migration rather than natural increase or young-family inflow.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+412
Net Internal / yr
-74
Gentrification Signal
Early signs
Strong overseas inflow +412/yr, Accelerating: -2% → 10%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Edgewater compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Edgewater a good suburb to live in?
Edgewater scores decile 7 on the IRSD index and decile 6 on IRSAD, the upper-middle advantage band, with household income in the 75.5th percentile nationally. Its appeal is affordability: a $493,000 median paired with a low 22.3% mortgage-to-income ratio. The main trade-off is high car dependence, with 84.0% of commuters driving.
What is the median house price in Edgewater?
The median house price is $493,000, low relative to household incomes in the 75.5th percentile. Monthly mortgage repayments average $1,950 and weekly rent runs about $390, giving a mortgage-to-income ratio of 22.3%, well below the 30% stress threshold.
What schools are in Edgewater?
No schools are recorded inside the 4.86 km2 Edgewater boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is moderately educated, with university qualifications at 34.9%, which is 4.8 points above the national figure.
Is Edgewater safe?
Detailed crime statistics are not available for Edgewater in this dataset. As an indirect indicator, the suburb scores decile 7 on the IRSD index of relative disadvantage, the upper-middle tier, and only 4.6% of its 4,657 residents need daily assistance, both consistent with a low-disadvantage area.
Is Edgewater good for property investment?
Weekly rent of $390 against the $493,000 median gives a gross yield near 4.1%, higher than inner-city rates because entry prices are low. But renters are only 16.2% of households and the 3.8% vacancy rate signals a soft market, so returns lean on the broader Perth capital cycle rather than rent growth.
How is Edgewater's population changing?
Population growth is 0.64% annually with a 0.9% rise over 10 years, near stagnant. Overseas migration adds a net 412 residents a year while internal migration removes 74. The profile is aging, with the senior share up 7.2 points and the young-resident share down 1.0 point over the decade.
What languages are spoken in Edgewater?
About 43.6% of residents were born overseas, 22.0 points above the national figure. English is the dominant language, with Afrikaans (24 speakers), Mandarin (24), German (21) and French (13) the most common non-English languages, reflecting a notable South African and European resident mix.
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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