Glen Forrest
With 42.5% of residents owning their home outright, Glen Forrest carries more debt-free wealth than most Perth suburbs, and that figure sits alongside SEIFA scores in the top decile nationally on both IRSD and IER. Household income sits at the 79.6th percentile nationally. The suburb's 2,789 residents are older than national norms, with a median age of 45 that is 5 years above the national figure, and the trajectory is one of continued aging. Nearly all housing is separate houses at 98.5%, and the community is stable, with 84.6% of residents having stayed put over the prior five years.
Population
2,789
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$2,103/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$486K
Estimated from rent (2025)
The estimated median house price is $486,000, which is notably lower than the Perth metropolitan median for comparable amenity, making Glen Forrest accessible relative to its income profile. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 21.4%, well below the 30% stress threshold. Outright owners (42.5%) outnumber those with a mortgage (50.4%), and only 7.2% of households rent, confirming this as an owner-occupier suburb. The housing stock is overwhelmingly separate houses at 98.5%, with 54.9% of dwellings having 4 or more bedrooms and 37.9% having 3 bedrooms. Buyers here are purchasing space and tree-change lifestyle, not apartments.
For Buyers
The estimated median house price is $486,000, which is notably lower than the Perth metropolitan median for comparable amenity, making Glen Forrest accessible relative to its income profile. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 21.4%, well below the 30% stress threshold. Outright owners (42.5%) outnumber those with a mortgage (50.4%), and only 7.2% of households rent, confirming this as an owner-occupier suburb. The housing stock is overwhelmingly separate houses at 98.5%, with 54.9% of dwellings having 4 or more bedrooms and 37.9% having 3 bedrooms. Buyers here are purchasing space and tree-change lifestyle, not apartments.
For Investors
The rental market in Glen Forrest is small by design. Renters account for just 7.2% of dwellings, so the tenant pool is thin compared to state and national averages. Weekly rent runs at $380, and against an estimated $486,000 median, the implied gross yield is around 4.1%. The vacancy rate of 7.6% is elevated, signalling periods of difficulty finding tenants in this owner-dominated suburb. Annual net overseas migration averages 25 residents and internal migration adds 6 net per year, providing modest demand support. Population growth runs at 1.59% annually, adding roughly 31 people per year, which keeps demand for the small rental stock stable but not expanding. Development activity over the past 12 months is negligible.
Schools in Glen Forrest iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Helena College
PP-12 · 740 students
Glen Forrest Primary School
K-6 · 235 students
Demographics
The median age of 45 is 5 years above the national figure and the suburb is on an aging trajectory, with the senior share rising 8.5 points over the decade while the working-age share fell 2.7 points. Overseas-born residents make up 26.6% of the population, 5.0 percentage points above the national average. Ancestry is strongly Anglo-Celtic: English (1,441 residents) is by far the most common, followed by Scottish (323) and Irish (288). University qualifications reach 34.6% of residents, which is 4.5 points above the national figure, reflecting a professional and managerial occupational profile. Average household size of 2.6 is marginally above national, consistent with the family-house character of the suburb.
Age Distribution
Bedrooms
Dwelling Structure
98.5%
Houses
1.2%
Townhouse
0.3%
Apartment
Tenure
Tenure and stock data tell a coherent story. Outright owners represent 42.5% of dwellings, mortgage holders 50.4%, and renters a thin 7.2%. Rent-to-income sits at 18.1% and mortgage-to-income at 21.4%, both comfortably below stress thresholds, meaning neither owners nor tenants are financially stretched on housing costs. The stock is 98.5% separate houses, with apartments at just 0.3%. Large homes dominate: 54.9% have 4 or more bedrooms and 37.9% have 3 bedrooms, meaning the typical dwelling has space for families or home offices. The median house price is estimated at $486,000, with rent at $380 per week. Compared to similarly affluent Perth suburbs with SEIFA decile 10 scores, this price point represents genuine value.
Mortgage / mo
$1,950
Rent / wk
$380
HH Size
2.6
Personal Income / wk
$876
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.6%
Unoccupied
82
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.4%
Community Profile
Ancestry
Household Composition
28.7%
Couples, no children
2,289
Total families
Economy & Employment
Healthcare leads industry employment at 17.8% (178 workers), followed by Education at 16.1% (161) and Professional/Tech at 10.5% (105). Public Administration accounts for 8.3% and Mining for 8.1%, the latter reflecting Perth's broader resource economy. By occupation, Professionals are the largest group at 396 workers, followed by Managers (177) and Community/Personal roles (177). Unemployment is low at 4.6% and the full-time employment rate is 58.5%. The suburb scores decile 10 on both IRSD and IER, meaning low relative disadvantage and strong economic resources, and decile 8 on IEO for education and occupation. Real income grew 1.5% in real terms over the decade. A participation rate of 60.0% reflects the older demographic, with 708 residents not in the labour force.
Unemployment
1.5%
Labour Force
4,589
Unemployed
68
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.5%
Part-time
36.9%
Participation
60.0%
Employed
1,314
Occupations
Top Industries
University
34.6%
Postgraduate
9.0%
Born Overseas
26.6%
Dwellings
995
Transport to Work
Car dependence is very high at 90.1%, higher than the national average, because the suburb is hilly bushland with limited public transport. Only 3.8% of residents use public transport and 1.9% walk or cycle. The suburb scores decile 10 on IRSD nationally, the top advantage tier, and decile 9 on IRSAD, confirming minimal disadvantage. Volunteering is notably strong at 25.3% of residents, above typical suburban rates, suggesting high community engagement. Only 3.3% of residents need daily assistance. Rent-to-income at 18.1% keeps the small renter cohort comfortable. No schools are recorded within the suburb boundary in this dataset, so families rely on institutions in nearby Mundaring and the Darling Range corridor. Crime-specific data for Glen Forrest is not available in this dataset.
Drive
90.1%
Public Transport
3.8%
Walk / Cycle
1.9%
Work from Home
N/A
Population Forecast
+1.59%/yr
(+31 people/yr)
EstablishedGlen Forrest is a steady, established suburb growing at 1.59% annually, adding roughly 31 people per year. The 10-year population change reached 24.5%, substantial growth for an area of this size, though the suburb did not experience a COVID dip. Medium forecasts project the population rising from around 1,944 in 2025 to approximately 2,148 by 2031. Migration drivers are balanced, with net overseas arrivals of 25 per year and internal net inflow of 6. The gentrification stage is rated not gentrifying, which fits a suburb already at top SEIFA decile with affordability improving from 38.2% in 2011 to 31.4% in 2021. The aging trajectory means the resident profile will continue to shift toward retirees rather than young families.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+25
Net Internal / yr
+6
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glen Forrest compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glen Forrest a good suburb to live in?
Glen Forrest ranks in the top decile nationally on both IRSD (disadvantage) and IER (economic resources), with household income at the 79.6th percentile nationally. Mortgage-to-income sits at just 21.4% and 84.6% of residents stayed put over the prior five-year period, both signs of high residential satisfaction. The main trade-off is strong car dependence, with 90.1% of residents driving to work.
What is the median house price in Glen Forrest?
The estimated median house price in Glen Forrest is $486,000 (estimated from 2025 rental data). Weekly rent averages $380, implying a gross yield around 4.1%. Monthly mortgage repayments average $1,950, giving a mortgage-to-income ratio of 21.4%, which is below the 30% stress threshold.
What schools are in Glen Forrest?
No schools are recorded inside the Glen Forrest boundary in this dataset. Families rely on schools in nearby Mundaring and surrounding Darling Range suburbs. The local population is well educated, with 34.6% holding university qualifications, 4.5 percentage points above the national figure.
Is Glen Forrest safe?
Detailed crime statistics are not available for Glen Forrest in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage nationally, the highest advantage tier, and only 3.3% of residents (88 people) need daily assistance. A 25.3% volunteering rate also suggests a well-connected, stable community.
Is Glen Forrest good for property investment?
The small rental market (7.2% of dwellings) and elevated vacancy rate of 7.6% make yield-focused investment challenging. Rent of $380 per week against a $486,000 median implies a gross yield near 4.1%. Population growth of 1.59% annually provides moderate demand, but the suburb's owner-occupier character means capital growth rather than rental income is the primary investment thesis.
How is Glen Forrest's population changing?
Glen Forrest has grown 24.5% over the past decade, reaching around 2,789 residents. Annual growth runs at 1.59%, adding roughly 31 people per year. Medium forecasts project the population reaching approximately 2,148 by 2031. The profile is aging, with the senior share up 8.5 points over the decade, driven by balanced internal and overseas migration averaging 31 net arrivals per year.
What is the demographic profile of Glen Forrest residents?
The median age is 45, which is 5 years above the national figure. Ancestry is predominantly Anglo-Celtic, led by English (1,441 residents), Scottish (323) and Irish (288). University qualifications reach 34.6%, above the national average. Couples with children make up 932 of 2,289 total families, and 26.6% of residents were born overseas, 5 percentage points above national.
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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