High Wycombe
High Wycombe's 96.3% separate-house share and 51.6% four-bedroom-plus homes point to a strongly detached, family-oriented market, while the median age of 38 sits 2 years below the national figure. With 12,198 residents, household income ranks at the 61.8th percentile and 46.3% of homes are mortgaged, giving the suburb a clear mortgage-belt character. Population change across the wider area is 3.5% over 10 years, lower than fast-growth corridors, and forecast growth runs at 0.76% annually. Compared with nearby Forrestfield and Maida Vale, High Wycombe suits buyers prioritising larger established homes and car access over apartment living.
Population
12,198
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,758/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
For buyers, the clearest signal is housing form rather than a current median price: 96.3% of dwellings are separate houses, 51.6% have four or more bedrooms and 41.5% have three bedrooms. That mix supports families wanting space and storage, but it narrows the apartment and downsizer choice because only 0.1% of homes are apartments and 3.6% are semi-detached. The monthly mortgage figure is $1,733, with mortgage payments at 22.8% of household income, higher than rent-to-income at 21.6%. Ownership is split between 29.7% outright and 46.3% with a mortgage. Compared with apartment-oriented parts of Perth, the suburb is lower-density and more car dependent, with 83.5% driving to work.
For Buyers
For buyers, the clearest signal is housing form rather than a current median price: 96.3% of dwellings are separate houses, 51.6% have four or more bedrooms and 41.5% have three bedrooms. That mix supports families wanting space and storage, but it narrows the apartment and downsizer choice because only 0.1% of homes are apartments and 3.6% are semi-detached. The monthly mortgage figure is $1,733, with mortgage payments at 22.8% of household income, higher than rent-to-income at 21.6%. Ownership is split between 29.7% outright and 46.3% with a mortgage. Compared with apartment-oriented parts of Perth, the suburb is lower-density and more car dependent, with 83.5% driving to work.
For Investors
Investors face a mostly detached rental base: 22.2% of households rent, weekly rent is $380 and vacancy is 6.4%. The 96.3% separate-house share can support demand from households seeking three or four bedrooms, which make up 41.5% and 51.6% of homes. Rental stress is 21.6% of income, while mortgage burden is higher at 22.8%, suggesting reasonable holding capacity but not a high-yield conclusion without a purchase price. Development count is 0 over the past 12 months, so near-term new-supply pressure is lower than in active construction precincts. Forecast growth is 0.76% annually and driven by overseas migration, while gentrification is scored at 0. Compared with speculative growth markets, this is a steadier, established rental proposition.
Schools in High Wycombe
Open-register school locations for education access. This is not a school-quality ranking.
MATTHEW GIBNEY CATHOLIC PRIMARY SCHOOL
EDNEY PRIMARY SCHOOL
HIGH WYCOMBE PRIMARY SCHOOL
Demographics
High Wycombe has 12,198 residents and a median age of 38, which is 2 years below the national figure, yet its trajectory is aging because the senior share has risen 5.6 percentage points while the young share fell 2.0 points. Overseas-born residents account for 25.2%, 3.6 points above national, and average household size is 2.5, matching national. English ancestry counts 5,353, followed by Scottish at 1,186 and Irish at 1,120. No religion is recorded for 6,015 people versus 4,905 identifying as Christian. University attainment is 19.4%, 10.7 percentage points below national, helping explain the strong trades, clerical and machinery workforce. Compared with Forrestfield and Maida Vale, the suburb reads as established and gradually older rather than youthful or rapidly changing.
Age Distribution
Bedrooms
Dwelling Structure
96.3%
Houses
3.6%
Townhouse
0.1%
Apartment
Tenure
High Wycombe is dominated by established detached stock, with 96.3% separate houses, 3.6% semi-detached dwellings and only 0.1% apartments. Larger formats prevail: 51.6% have four or more bedrooms and 41.5% have three, so the built form is better matched to families than to singles seeking compact rental options. Tenure is split across 29.7% owned outright, 46.3% mortgaged and 22.2% rented, indicating a strong mortgage-belt base. Rent is $380 per week, while mortgage-to-income is 22.8%, higher than rent-to-income at 21.6%; vacancy is 6.4%. Compared with Maida Vale and Forrestfield, High Wycombe's housing story is more consistently detached than apartment-led.
Mortgage / mo
$1,733
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$380
Census 2021
HH Size
2.5
Personal Income / wk
$839
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.4%
Unoccupied
314
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
41.3%
Couples with children
37.3%
Couples, no children
19.5%
Single parent
3,385
Total families
Economy & Employment
Employment is anchored by healthcare at 15.1% of industry jobs, education at 10.1%, mining at 9.9%, construction at 9.5% and transport at 7.8%, giving High Wycombe exposure to essential services and trade-linked work. The occupation mix reinforces that pattern: trades number 1,128, clerical and administrative workers 975, machinery and drivers 814, professionals 779, and community or personal service workers 738. Labour-force participation is 66.5%, unemployment is 5.0% and full-time employment is 62.2%, supporting the suburb's mortgage-belt character. Household income sits at the 61.8th percentile. The IEO decile is 2 and IRSAD decile 4, lower than the IER decile of 7, suggesting solid economic resources for some households alongside lower educational and occupational outcomes.
Unemployment
5.0%
Labour Force
6,574
Unemployed
326
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.2%
Part-time
31.5%
Participation
66.5%
Employed
6,248
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.4%
Postgraduate
2.6%
Born Overseas
25.2%
Dwellings
4,569
Transport to Work
Daily life is structured around cars: 83.5% travel as car drivers, compared with 3.8% using public transport, 1.4% walking or cycling and 6.0% working from home. That pattern suits households with parking and longer commutes, but makes route planning more important for people without a vehicle. Three nearby primary schools provide two government options and one non-government Catholic option; enrolment zones should be checked against the exact address. Community stability is relatively strong, with 79.7% staying at the same address and turnover at 20.3%. The IRSAD decile is 4, lower than the IER decile of 7, so practical livability may vary by household resources and access. Compared with inner Perth suburbs, High Wycombe is more car dependent and less walkable.
Drive
83.5%
Public Transport
3.8%
Walk / Cycle
1.4%
Work from Home
6.0%
Population Forecast
+0.76%/yr
(+101 people/yr)
EstablishedHigh Wycombe's established character points to measured expansion rather than a development surge. Forecast annual growth is 0.76%, and population change across the wider area is 3.5% over 10 years, a lower-growth pattern than rapidly urbanising corridors. Overseas migration is the primary growth driver, which may add demand without changing the detached form quickly. The shift trajectory is Aging: the senior share has increased 5.6 points, the young share has fallen 2.0 points and the working share has declined 0.7 points. Gentrification score is 0 and the stage is Not gentrifying, so uplift is more likely to come from gradual turnover than a rapid prestige-market reset. Affordability is Stable, moving from 47.1 in 2011 to 45.3 in 2021, while real income growth was -2.6%. Compared with higher-growth outer suburbs, the outlook favours stability over sharp repricing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+137
Net Internal / yr
-8
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How High Wycombe compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is High Wycombe a good suburb to live in?
High Wycombe can suit households wanting detached space, with 96.3% separate houses and 51.6% four-bedroom-plus homes. Car dependence is high at 83.5%, so it is better for drivers than for residents seeking inner-suburban walking and transit. Compared with denser Perth areas, the setting is more suburban and established.
What is the median house price in High Wycombe?
Check recent comparable sales for the current median house price, because a reliable figure is not stated. High Wycombe has 96.3% separate houses and a weekly rent of $380, useful context when compared with nearby listings, but rent is not a substitute for a sale-price measure.
What schools are in High Wycombe?
High Wycombe has 3 nearby primary schools: 2 government schools and 1 non-government Catholic school. Check the enrolment zone for the exact address, because access can differ between streets. This is a more primary-focused school mix than a full all-ages campus offering.
Is High Wycombe safe?
Treat safety as an address-level decision and check recent local incident information before committing. High Wycombe has 12,198 residents and 20.3% residential turnover, so visiting at different times and comparing the exact street with nearby routes, lighting and activity is sensible.
Is High Wycombe good for property investment?
High Wycombe may suit investors seeking established detached rentals: 22.2% of households rent, weekly rent is $380 and vacancy is 6.4%. Growth is forecast at 0.76% annually, driven by overseas migration, while development count is 0 over 12 months. Compared with speculative growth markets, assess yield, maintenance and insurance carefully.
How is High Wycombe's population changing?
Change is gradual rather than rapid: the wider area's 10-year population change is 3.5% and forecast annual growth is 0.76%. Overseas migration is the primary driver, but the trajectory is Aging, with the senior share up 5.6 points and the young share down 2.0 points. Compared with fast-growth corridors, expect a steadier and older profile.
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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