Langford
A $380,000 median house price sits alongside a 54.6% overseas-born population in Langford, and the two facts reinforce each other: affordability draws recent migrants into a market priced well below Perth's metropolitan average. Household income lands in the 32.8nd percentile nationally, yet the suburb scores decile 3 on IRSAD and IRSD, reflecting modest means rather than disadvantage at the extreme. The dwelling stock is overwhelmingly detached, at 83.5% separate houses against just 0.2% apartments, across a 3.24 km2 footprint at 1,698 residents per km2. The median age of 36 runs 4.0 years below national, a younger profile tied to the migrant and family base, where 1,918 of 4,226 families are couples with children.
Population
5,505
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,318/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$380K
Estimated from rent (2025)
The $380,000 median makes Langford one of the more accessible markets in metropolitan Perth, and the entry cost is matched by a stock built for families. Separate houses account for 83.5% of dwellings while apartments are effectively absent at 0.2%, and three-bedroom homes dominate at 55.0% with four-plus bedroom homes a further 34.5%. Monthly mortgage repayments average $1,500, producing a mortgage-to-income ratio of 26.3%, comfortably below the 30% stress threshold despite household incomes in the 32.8nd percentile. Tenure leans toward buyers: 38.1% carry a mortgage and 27.6% own outright, together above the 34.3% who rent. The low repayment burden relative to income is the core appeal, because a sub-$400,000 detached house is increasingly rare across the wider city.
For Buyers
The $380,000 median makes Langford one of the more accessible markets in metropolitan Perth, and the entry cost is matched by a stock built for families. Separate houses account for 83.5% of dwellings while apartments are effectively absent at 0.2%, and three-bedroom homes dominate at 55.0% with four-plus bedroom homes a further 34.5%. Monthly mortgage repayments average $1,500, producing a mortgage-to-income ratio of 26.3%, comfortably below the 30% stress threshold despite household incomes in the 32.8nd percentile. Tenure leans toward buyers: 38.1% carry a mortgage and 27.6% own outright, together above the 34.3% who rent. The low repayment burden relative to income is the core appeal, because a sub-$400,000 detached house is increasingly rare across the wider city.
For Investors
Renters make up 34.3% of households and weekly rent averages $300, which against the $380,000 median implies a gross yield near 4.1%, strong compared with Perth's premium suburbs where yields sit closer to 2%. The 8.8% vacancy rate is the main caution, signalling that tenant demand does not fully absorb supply. Demand support comes from migration: net overseas inflow of 585 a year more than offsets a net internal outflow of 238, and rent grew 6.7% over the measurement period. With no development applications recorded in the past 12 months, new competing supply is limited, so the case rests on yield and steady migrant-driven tenancy rather than rapid capital growth. The affordable price point keeps the buy-in low, which lifts achievable yield relative to higher-priced markets.
Schools in Langford iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Al-Ameen College
PP-12 · 1145 students
St Jude's Catholic School
PP-6 · 189 students
Brookman Primary School
K-6 · 323 students
Demographics
At 54.6% born overseas, Langford runs 33.0 points above the national figure, one of the more international resident bases in Perth. The median age of 36 is 4.0 years below national, a young profile driven by migrant families: couples with children are 1,918 households against 787 couples with no children. University qualifications reach 33.9%, which is 3.8 points above national, higher than the modest household income would suggest. Ancestry is led by English (1,066) and Chinese (812), with Indian (276) close behind, and the top non-English languages are Mandarin (194), Cantonese (89) and Punjabi (81). Religion splits across Christianity (1,872), Islam (933) and Buddhism (375), a spread consistent with the mixed migrant origins. Average household size of 2.7 is 0.2 above national, in line with the family-heavy composition.
Age Distribution
Bedrooms
Dwelling Structure
83.5%
Houses
16.4%
Townhouse
0.2%
Apartment
Tenure
Tenure is buyer-weighted: 38.1% carry a mortgage, 27.6% own outright and 34.3% rent, so mortgage holders and outright owners together clearly outnumber renters. The stock is 83.5% separate houses and 16.4% semi-detached, with apartments at just 0.2%, a near-pure detached profile that suits the family base. Three-bedroom homes lead at 55.0% and four-plus bedroom homes follow at 34.5%, while two-bedroom dwellings are only 6.9%. The median house price of $380,000 sits well below Perth's metropolitan average, and at a $1,500 monthly mortgage the mortgage-to-income ratio is 26.3%, below the 30% stress line. Rent-to-income is similarly contained at 22.8%, so neither owners nor tenants face the housing stress common in pricier markets, which reflects how low the entry price is relative to incomes.
Mortgage / mo
$1,500
Rent / wk
$300
HH Size
2.7
Personal Income / wk
$599
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.8%
Unoccupied
185
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.6%
Couples, no children
4,226
Total families
Economy & Employment
The workforce concentrates in service and operational sectors: Healthcare leads at 17.0% (239 workers), followed by Education at 9.8% (138), Transport at 8.2% (116), Retail at 7.7% and Hospitality at 7.2%. By occupation the spread is broad and blue-collar leaning, with Community and Personal Service workers (342) and Professionals (336) just ahead of Labourers (334) and Machinery Operators and Drivers (278). Unemployment is elevated at 8.7%, above the typical metropolitan rate, and participation reads 54.0% with 1,594 residents not in the labour force, consistent with the young family profile and 311 residents needing daily assistance. The SEIFA scores align: decile 3 on IRSAD and IRSD and decile 3 on IEO, though IER reaches decile 4, slightly higher because affordable housing leaves more disposable income relative to wealth.
Unemployment
7.2%
Labour Force
12,697
Unemployed
914
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.3%
Part-time
31.0%
Participation
54.0%
Employed
2,176
Occupations
Top Industries
University
33.9%
Postgraduate
8.7%
Born Overseas
54.6%
Dwellings
1,911
Transport to Work
Daily life leans heavily on the car: 85.9% drive to work while public transport carries just 5.3% and walking or cycling only 1.4%, well below denser inner suburbs and a direct result of the low-density detached layout at 1,698 residents per km2. No schools are recorded inside the 3.24 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical trade-off for the spacious housing. On the SEIFA index Langford scores decile 3 for IRSAD, indicating below-average advantage rather than acute disadvantage, and 6.1% of residents (311 people) need daily assistance. Volunteering runs at 11.8% and 80.5% of residents stayed put over the period, a turnover rate of 19.5% that points to a settled, family-oriented community rather than a transient one.
Drive
85.9%
Public Transport
5.3%
Walk / Cycle
1.4%
Work from Home
N/A
Population Forecast
+1.42%/yr
(+331 people/yr)
EstablishedLangford is an established suburb still expanding steadily: annual population growth runs 1.42%, about 331 residents a year, and the 10-year change is 15.1%, faster than most mature metropolitan areas. The gentrification reading is early signs at a score of 34, supported by the 26% population rise since 2011 and an accelerating trajectory. Overseas migration of 585 a year is the primary driver, more than covering the net internal outflow of 238. Affordability improved from 53.5% in 2011 to 45.1% in 2021, an unusual gain because rising incomes outpaced the modest price growth. The senior share rose 2.6 points while the young-adult share slipped 0.7 points, so the suburb is aging slowly even as migrant families keep the median age below national.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+585
Net Internal / yr
-238
Gentrification Signal
Early signs
Population +26% since 2011, Net internal outflow -238/yr, Strong overseas inflow +585/yr, Accelerating: 5% → 20%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Langford compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Langford a good suburb to live in?
Langford suits affordability-focused families: the $380,000 median house price sits well below Perth's average, and 83.5% of homes are separate houses. It scores decile 3 on IRSAD, below-average advantage rather than acute disadvantage, with a young median age of 36, four years below national. The main trade-offs are an 8.7% unemployment rate and car dependence.
What is the median house price in Langford?
The median house price is $380,000, one of the more affordable in metropolitan Perth. Weekly rent averages $300 and the monthly mortgage runs about $1,500, giving a mortgage-to-income ratio of 26.3%, below the 30% stress threshold. Rent grew 6.7% over the measurement period.
What schools are in Langford?
No schools are recorded inside the 3.24 km2 Langford boundary in this dataset, so families rely on schools in neighbouring suburbs. The resident base is reasonably educated, with university qualifications at 33.9%, which is 3.8 points above the national figure.
Is Langford safe?
Detailed crime statistics are not available for Langford in this dataset. As an indirect indicator, the suburb scores decile 3 on the IRSD index of relative disadvantage, a below-average tier, and 6.1% of its 5,505 residents need daily assistance, figures consistent with a modest-means rather than high-disadvantage area.
Is Langford good for property investment?
Rent of $300 a week against a $380,000 median gives a gross yield near 4.1%, strong compared with Perth's premium suburbs near 2%. The 8.8% vacancy rate is a caution, but net overseas migration of 585 a year and 34.3% renters support tenant demand, making the case rest on yield more than capital growth.
How is Langford's population changing?
Population growth runs 1.42% a year, about 331 residents, with a 15.1% rise over 10 years, faster than most established suburbs. Overseas migration of 585 a year is the main driver, offsetting a net internal outflow of 238. The senior share rose 2.6 points while the young-adult share slipped 0.7 points.
What languages are spoken in Langford?
About 54.6% of residents were born overseas, 33.0 points above the national figure. English is the main language, with Mandarin (194 speakers), Cantonese (89), Punjabi (81), Arabic (67) and Bengali (61) the most common non-English languages, reflecting a strongly international 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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