Henley Brook
A population surge of 323% over the past decade marks Henley Brook as one of WA's fastest-expanding residential corridors, adding roughly 878 people per year. At a median house price of $492,000, the suburb sits well below the Perth metro average, attracting families on mortgages: 49.8% of dwellings are mortgage-held and 97.9% are separate houses. Household income sits at the 81.4th percentile nationally, yet university qualifications at 20.8% run 9.3 points below the national figure, a profile consistent with a skilled-trades and dual-income household base. The typical household has 3.0 members, half a person above the national average, and 77.7% of dwellings have four or more bedrooms.
Population
2,500
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,131/wk
DAs (12 months)iDevelopment Applications lodged in the past year
104
Median House
$492K
Estimated from rent (2025)
At $492,000, the median house price sits at an accessible level compared with greater Perth, and housing stress indicators confirm affordability: mortgage repayments average $2,058 per month, producing a mortgage-to-income ratio of 22.3%, well below the 30% stress threshold. The housing stock is overwhelmingly separate houses (97.9%), with 77.7% of dwellings having four or more bedrooms, making Henley Brook a clear target for growing families rather than downsizers. Renters account for only 16.3% of the market, so competition for ownership-grade stock is concentrated among buyers. Affordability has improved markedly since 2011, when housing costs consumed 49.4% of income, falling to 36.8% by 2021 as real incomes grew 15.4%.
For Buyers
At $492,000, the median house price sits at an accessible level compared with greater Perth, and housing stress indicators confirm affordability: mortgage repayments average $2,058 per month, producing a mortgage-to-income ratio of 22.3%, well below the 30% stress threshold. The housing stock is overwhelmingly separate houses (97.9%), with 77.7% of dwellings having four or more bedrooms, making Henley Brook a clear target for growing families rather than downsizers. Renters account for only 16.3% of the market, so competition for ownership-grade stock is concentrated among buyers. Affordability has improved markedly since 2011, when housing costs consumed 49.4% of income, falling to 36.8% by 2021 as real incomes grew 15.4%.
For Investors
The investment fundamentals are mixed. Weekly rent of $370 against a $492,000 median implies a gross yield near 3.9%, modest by regional WA standards. The vacancy rate sits at 6.9%, which is elevated and signals limited rental-demand pressure in the short term. On the demand side, the picture is stronger: net internal migration of 1,006 residents per year, supplemented by 252 overseas arrivals annually, is sustaining rapid population growth of 4.95% per year. Development activity is high, with 70 development applications lodged in the past 12 months, almost all for new single dwellings, confirming that supply is still chasing population. Investors relying on rental yield should account for the current vacancy rate; those targeting capital growth can point to the sustained migration inflows.
Development Activity
Total DAs
104
Last 12 Months
104
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 Henley Brook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Australian Islamic College (Henley Brook)
PP-9 · 565 students
Henley Brook Primary School
K-6 · 336 students
Demographics
The median age of 41 matches the national figure. The overseas-born share of 24.4% sits 2.8 points above the national average, with English (1,081 residents), Irish (233) and Scottish (218) ancestry dominant, reflecting a strongly Anglo-Celtic base. Italian ancestry (204 residents) is the main non-British-Isles group. The household composition leans toward families: 77.7% of dwellings have four or more bedrooms and the average household size of 3.0 is 0.5 above national. Couples with children account for 805 families compared with 500 couples without children. Volunteering reaches 17.4% of the population, above many comparable suburbs. University qualifications at 20.8% fall 9.3 points below national, consistent with a workforce concentrated in trades, healthcare and construction rather than knowledge-intensive professions.
Age Distribution
Bedrooms
Dwelling Structure
97.9%
Houses
2.1%
Townhouse
N/A
Apartment
Tenure
Ownership rates are high: 33.9% of residents own their home outright and 49.8% hold a mortgage, leaving only 16.3% renting. That tenure split is unusual for a high-growth suburb and reflects the family-purchase-driven demand that characterises the area. The stock is almost entirely separate houses (97.9%), with semi-detached dwellings at 2.1% and virtually no apartments. Four-plus bedroom dwellings make up 77.7% of stock, three-bedroom homes add 18.4%, and smaller configurations are rare. Monthly mortgage repayments average $2,058 and the mortgage-to-income ratio of 22.3% is below the stress threshold, indicating households can service debt comfortably at current income levels. The rent-to-income ratio of 17.4% is similarly comfortable for tenants.
Mortgage / mo
$2,058
Rent / wk
$370
HH Size
3.0
Personal Income / wk
$771
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.9%
Unoccupied
58
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.9%
Couples, no children
2,090
Total families
Economy & Employment
The top three industries by employment share are Healthcare (12.9%, 96 workers), Education (12.7%, 95 workers) and Construction (12.6%, 94 workers), with Mining at 7.5% and Manufacturing at 7.1% rounding out the top five. That construction share is notably higher than state averages, consistent with a suburb actively building out its own housing supply. By occupation, Professionals (189) lead, followed by Clerical and Admin (171), Managers (158) and Community and Personal services (147). The full-time employment rate is 62.7% and unemployment sits at 4.7%. The SEIFA IER decile of 9 indicates strong economic resources, though the IEO decile of 5 reflects that educational and occupational attainment is closer to the national midpoint. Real income growth of 15.4% over the decade shows improving household capacity.
Unemployment
3.2%
Labour Force
10,177
Unemployed
322
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
32.6%
Participation
61.6%
Employed
1,195
Occupations
Top Industries
University
20.8%
Postgraduate
3.1%
Born Overseas
24.4%
Dwellings
772
Transport to Work
Car dependence is very high: 89.4% of residents drive to work and only 1.3% use public transport, reflecting the suburban fringe location where bus and rail connections are limited. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in neighbouring areas. The IRSAD decile of 6 places the suburb in the upper-middle tier nationally for advantage, while the IER decile of 9 confirms strong household economic resources relative to peers. The need-for-assistance rate of 4.1% is low and consistent with the younger family demographic. Housing stress is absent: mortgage-to-income at 22.3% and rent-to-income at 17.4% both sit comfortably below stress benchmarks. The housing density of 195 residents per square kilometre reflects the spacious, house-and-land character of the suburb.
Drive
89.4%
Public Transport
1.3%
Walk / Cycle
2.6%
Work from Home
N/A
Population Forecast
+4.95%/yr
(+878 people/yr)
High GrowthHenley Brook grew 322.7% in population over the past decade, a rate that places it among WA's fastest-growing localities. The SA2-level population reached 17,755 in 2025, up from 14,368 in 2023. Annual growth of 4.95% is driven by net internal migration of 1,006 residents per year, with overseas migration adding a further 252. The medium-scenario forecast puts the area at 21,137 by 2031. The gentrification classification is 'New development' rather than gentrification in the traditional sense, meaning the suburb is building from new rather than displacing an existing community. There was no COVID-related population dip. The working-age share of the population rose 4.5 points over the decade while the senior share fell 3.1 points, indicating the suburb is attracting younger working families rather than retirees.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+252
Net Internal / yr
+1,006
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Henley Brook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Henley Brook a good suburb to live in?
Henley Brook suits families seeking affordable, spacious housing on Perth's northeastern fringe. Household income sits at the 81.4th percentile nationally, housing stress indicators are well below thresholds (mortgage-to-income 22.3%), and 97.9% of dwellings are separate houses. The main trade-off is high car dependence, with public transport used by only 1.3% of residents.
What is the median house price in Henley Brook?
The median house price is $492,000, estimated from 2025 rental data. Monthly mortgage repayments average $2,058, producing a mortgage-to-income ratio of 22.3%, well below the 30% stress threshold. Weekly rent averages $370, giving landlords a gross yield near 3.9%.
What schools are in Henley Brook?
No schools are recorded inside the Henley Brook suburb boundary in this dataset. Families rely on educational facilities in neighbouring suburbs. The suburb's university qualification rate of 20.8% sits 9.3 points below the national figure, consistent with a workforce concentrated in trades and service industries.
Is Henley Brook safe?
Detailed crime statistics are not available for Henley Brook in this dataset. As an indirect indicator, the suburb scores decile 7 on the IRSD index of relative disadvantage, placing it in the upper-middle tier nationally. The need-for-assistance rate of 4.1% is low and consistent with a stable, family-oriented community of around 2,500 residents.
Is Henley Brook good for property investment?
Population growth of 4.95% per year and net internal migration of 1,006 residents annually support long-term demand. However, the current vacancy rate of 6.9% is elevated, and rent of $370 per week against a $492,000 median gives a gross yield near 3.9%. The 70 development applications in the past 12 months confirm supply is still growing to meet demand.
How is Henley Brook's population changing?
Henley Brook grew 322.7% over the past decade, one of WA's fastest rates. The SA2 area reached 17,755 residents in 2025 and is forecast to grow to 21,137 by 2031 on a medium-growth scenario, adding roughly 878 people per year. Growth is driven by internal migration of 1,006 residents per year, with younger working-age families accounting for most of the inflow.
How much development is happening in Henley Brook?
There were 70 development applications lodged in the past 12 months, almost all for new single houses. This high activity rate reflects the suburb's ongoing build-out as a greenfield residential estate. Population growth of 4.95% per year is sustaining demand for new dwellings, though the 6.9% vacancy rate suggests supply has temporarily outpaced absorption.
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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