Leeming
Leeming stands out for its established wealth, with household income at the 88.7th percentile and a median age of 42, which is 2 years above the national figure. Its 10,883 residents live mainly in detached homes, with 93.5% of dwellings separate houses and 77.2% containing 4 or more bedrooms. The suburb also has a strong overseas-born share of 37.3%, 15.7 percentage points above national levels. Compared with nearby Murdoch's more campus-oriented setting, Leeming has a quieter, family-focused housing profile, although its population trend is slow and increasingly older.
Population
10,883
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,330/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Leeming suits buyers seeking established family housing rather than compact apartments. Separate houses account for 93.5% of dwellings, while 77.2% have 4 or more bedrooms, so larger blocks and mature homes define much of the market. The recorded monthly mortgage figure is $2,167, and mortgage repayments equal 21.5% of household income, indicating less pressure than the suburb's high household income position would suggest. Weekly rent is $440, providing a useful comparison point for buyers weighing ownership against renting. Check recent settled sales carefully because a current median house price is not available.
For Buyers
Leeming suits buyers seeking established family housing rather than compact apartments. Separate houses account for 93.5% of dwellings, while 77.2% have 4 or more bedrooms, so larger blocks and mature homes define much of the market. The recorded monthly mortgage figure is $2,167, and mortgage repayments equal 21.5% of household income, indicating less pressure than the suburb's high household income position would suggest. Weekly rent is $440, providing a useful comparison point for buyers weighing ownership against renting. Check recent settled sales carefully because a current median house price is not available.
For Investors
Leeming presents a low-rental-share investment market, with 12.0% of occupied dwellings rented, weekly rent of $440 and a vacancy rate of 4.6%. The 14.5% turnover rate and 85.5% of residents staying at the same address point to relatively stable occupancy, because most housing is owner-occupied and detached. Only 4 development applications were recorded over 12 months, limiting evidence of major new supply. Overseas migration is the primary forecast driver, but annual growth is -0.19%, below zero, so investors should compare rental yield and holding costs rather than rely on rapid capital growth.
Development Activity
Total DAs
5
Last 12 Months
5
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 Leeming
Open-register school locations for education access. This is not a school-quality ranking.
LEEMING SENIOR HIGH SCHOOL EDUCATION SUPPORT CENTRE
BANKSIA PARK PRIMARY SCHOOL
LEEMING PRIMARY SCHOOL
WEST LEEMING PRIMARY SCHOOL
LEEMING SENIOR HIGH SCHOOL
Demographics
Leeming has an older and highly educated profile compared with national benchmarks. The median age is 42, or 2 years above national levels, while 46.7% of residents have university qualifications, 16.6 percentage points above the national figure. Overseas-born residents account for 37.3%, 15.7 points above national levels, with English, Chinese, Scottish and Irish among the leading ancestries. Mandarin is the most common listed non-English language, with 315 speakers. Couples with children make up 50.2% of families and average household size is 2.8, or 0.3 above national levels, helping explain the suburb's larger homes.
Age Distribution
Bedrooms
Dwelling Structure
93.5%
Houses
6.2%
Townhouse
0.3%
Apartment
Tenure
Leeming is strongly detached and owner-oriented. Separate houses account for 93.5% of dwellings, compared with just 0.3% apartments and 6.2% semi-detached homes. Ownership is split between 46.4% owning outright and 40.7% with a mortgage, while only 12.0% rent. The bedroom profile is similarly spacious, with 77.2% of homes containing 4 or more bedrooms and 19.8% containing 3 bedrooms. Household size is 2.8 people, 0.3 above the national figure, which supports demand for family layouts. Mortgage costs equal 21.5% of household income and rent equals 18.9%, both useful affordability comparisons, although no current median house price is quoted.
Mortgage / mo
$2,167
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$440
Census 2021
HH Size
2.8
Personal Income / wk
$907
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.6%
Unoccupied
183
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
50.2%
Couples with children
38.6%
Couples, no children
10.5%
Single parent
3,273
Total families
Economy & Employment
Leeming's economy is anchored by knowledge and service industries. Healthcare accounts for 18.2% of employment, Education 15.2%, Professional and Tech 12.5%, Public Administration 7.0% and Mining 6.8%. The largest occupations are Professionals at 1,829 people, Clerical and Admin at 880, Managers at 750 and Trades at 650. Participation is 67.1%, full-time employment is 58.4% and unemployment is 4.1%. Household income ranks at the 88.7th percentile. SEIFA results are high, with IEO decile 8 versus IER decile 10, IRSD decile 10 and IRSAD decile 9, indicating broad advantage but a slightly lower education and occupation ranking than its economic-resource position.
Unemployment
4.1%
Labour Force
5,984
Unemployed
248
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.4%
Part-time
36.9%
Participation
67.1%
Employed
5,736
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
46.7%
Postgraduate
11.6%
Born Overseas
37.3%
Dwellings
3,819
Transport to Work
Leeming is practical for car-based households: 75.1% of workers drive, compared with 5.7% using public transport, while 1.9% walk or cycle and 12.2% work from home. Families have access to 5 government schools, comprising 3 primary schools, 1 senior high school and 1 education support centre. Confirm enrolment zones for the exact address, since boundaries can differ. An IRSAD decile of 9 and IRSD decile of 10 place the suburb above lower-decile areas on socioeconomic measures, while volunteering is 18.9%. A suburb-specific crime rate is not quoted, so compare recent police incident information and street conditions before making a safety decision.
Drive
75.1%
Public Transport
5.7%
Walk / Cycle
1.9%
Work from Home
12.2%
Population Forecast
-0.19%/yr
(-22 people/yr)
EstablishedLeeming follows an established, slow-growth trajectory rather than a development-led expansion. The annual forecast trend is -0.19%, below zero, and population change across the wider area is -1.9% over 10 years. The forecast shift is labelled Aging, with senior share increasing by 10.9 percentage points and working share decreasing by 5.8 points. Overseas migration is the primary growth driver, but the gentrification score is 0 and the stage is Not gentrifying. Together, these indicators point to gradual demographic change driven more by ageing and overseas arrivals than by major redevelopment or stronger population momentum.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+167
Net Internal / yr
-103
Gentrification Signal
Not gentrifying
Net internal outflow -103/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Leeming compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Leeming a good suburb to live in?
Leeming suits households seeking established homes, local schools and car-based access. Its 10,883 residents, 93.5% separate-house share and IRSAD decile 9 support a settled profile, while 75.1% drive to work. Compared with more apartment-oriented areas, Leeming is less transit-led and better aligned with larger family households.
What is the median house price in Leeming?
A current median house price is not quoted for Leeming. Check recent settled sales and active listings by bedroom and street, because 77.2% of homes have 4 or more bedrooms and 93.5% are separate houses. Compare like-for-like properties before relying on a suburb-wide estimate, particularly where block size and renovation quality differ.
What schools are in Leeming?
Leeming has 5 government schools, including 3 primary schools, 1 senior high school and 1 education support centre. Confirm the exact enrolment zone for each address, as boundaries can differ. Compared with a suburb without senior provision, this gives families a broader local schooling pathway, but school suitability should be assessed directly.
Is Leeming safe?
A current suburb-specific crime rate is not quoted, so check recent police incident information and inspect the exact street before deciding. Leeming's IRSAD decile 9 and 3.7% need-assistance rate describe socioeconomic conditions, not crime. Compare several nearby streets and review recent incidents rather than treating suburb-level indicators as a complete safety assessment.
Is Leeming good for property investment?
Leeming has 12.0% renting, weekly rent of $440, vacancy of 4.6% and 4 development applications over 12 months. That supports an established rental market, but the forecast trend is -0.19%, below zero, so investors should compare yield, maintenance costs and tenant demand rather than assume rapid growth. Detached homes may suit longer-term family rental demand.
How is Leeming's population changing?
Leeming has 10,883 residents today. The wider-area forecast follows an Aging trajectory, with annual growth of -0.19% and population change of -1.9% over 10 years. Overseas migration is the primary driver, while senior share has increased by 10.9 percentage points, so change is slower and older than in a growth-frontier 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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