Leeming
Detached family housing defines Leeming more than price-chasing growth: 93.5% of dwellings are separate houses and 77.2% have 4 or more bedrooms. The suburb has 10,883 residents, a median age of 42 and household income in the 88.7th percentile nationally, so demand is shaped by established owner households rather than churn. Compared with nearby Bull Creek and Willetton, Leeming reads as a quieter, low-density family base with 37.3% born overseas.
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
3
Median House
$552K
Estimated from rent (2025)
Homebuyers are buying into stability rather than apartment choice. Separate houses make up 93.5% of stock, apartments only 0.3%, and 77.2% of homes have 4 or more bedrooms, which suits families needing space. The median house price is not currently available, so affordability is better read through repayments: the median mortgage is $2,167 a month and mortgage costs take 21.5% of income, below stress levels because household income is high at $2,330 a week.
For Buyers
Homebuyers are buying into stability rather than apartment choice. Separate houses make up 93.5% of stock, apartments only 0.3%, and 77.2% of homes have 4 or more bedrooms, which suits families needing space. The median house price is not currently available, so affordability is better read through repayments: the median mortgage is $2,167 a month and mortgage costs take 21.5% of income, below stress levels because household income is high at $2,330 a week.
For Investors
Leeming is a thin rental market, with only 12.1% of homes rented and a median rent of $440 a week. Vacancy is 4.6%, higher than a tight-market setting, so investors should expect tenant demand to be selective rather than automatic. Development activity is also low, with 0 approvals in the past 12 months. The demand offset is migration: overseas migration adds 167 people a year, compared with internal outflow of 103, supporting family rental need.
Development Activity
Total DAs
3
Last 12 Months
3
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 iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
West Leeming Primary School
K-6 · 433 students
Banksia Park Primary School
K-6 · 286 students
Leeming Primary School
K-6 · 367 students
Leeming Senior High School
7-12 · 1164 students
Demographics
Leeming is older, more educated and more migrant-influenced than the national profile. The median age is 42, which is 2.0 years above national, while 46.7% hold a university qualification, 16.6 percentage points above national. Overseas-born residents make up 37.3%, 15.7 points above national, led by English ancestry at 4,246 and Chinese ancestry at 1,526. Mandarin has 315 speakers, showing a visible Asian household presence alongside long-established Anglo-Celtic families.
Age Distribution
Bedrooms
Dwelling Structure
93.5%
Houses
6.2%
Townhouse
0.3%
Apartment
Tenure
Housing supply is highly concentrated in detached stock, with 93.5% separate houses, 6.2% semi-detached homes and just 0.3% apartments. Ownership is also unusually settled: 46.9% are owned outright, 41.0% are mortgaged and only 12.1% are rented. Compared with denser Perth suburbs, this limits entry points because smaller dwellings are scarce. Housing stress is moderate, with rent at 18.9% of income and mortgage costs at 21.5%, helped by high household income.
Mortgage / mo
$2,167
Rent / wk
$440
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
26.1%
Couples, no children
9,609
Total families
Economy & Employment
Leeming's workforce is concentrated in higher-skill service sectors: healthcare accounts for 18.2% of workers, education 15.2%, professional and tech 12.5%, public admin 7.0% and mining 6.8%. Professionals are the largest occupation group at 1,829, ahead of clerical and admin workers at 880 and managers at 750. Unemployment is 4.3% with participation at 64.0%. SEIFA ranks are high: IRSD decile 10, IER 10, IRSAD 9 and IEO 8, with IEO lower because 2,768 residents are outside the labour force in an aging suburb.
Unemployment
1.2%
Labour Force
6,770
Unemployed
82
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.3%
Part-time
34.4%
Participation
64.0%
Employed
5,466
Occupations
Top Industries
University
46.7%
Postgraduate
11.6%
Born Overseas
37.3%
Dwellings
3,819
Transport to Work
Leeming suits car-based family living more than transit-oriented routines. Car drivers account for 85.5% of commuting, compared with 6.5% using public transport and 2.1% walking or cycling, so daily convenience depends on road access. Education is a major strength: 4 local schools span ICSEA 1,077 to 1,126, led by West Leeming Primary at 1,126 with 433 students, Banksia Park Primary at 1,109 and Leeming Senior High at 1,077 with 1,164 students. IRSAD decile 9 nationally supports a high-amenity profile.
Drive
85.5%
Public Transport
6.5%
Walk / Cycle
2.1%
Work from Home
N/A
Population Forecast
-0.19%/yr
(-22 people/yr)
EstablishedGrowth is slow and aging-led rather than expansionary. The annual trend is -0.19%, equal to about -22 people a year, and the medium forecast eases from 11,307 residents in 2026 to 11,196 in 2031. Migration is mixed: overseas migration is the primary driver at +167 a year, compared with net internal migration of -103. The gentrification score is 0 and the stage is Not gentrifying, while the senior share has risen 10.9 points and the working-age share has fallen 5.8 points.
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?
Yes, especially for households wanting detached homes, schools and stability. Leeming has 93.5% separate houses, 4 local schools and household income in the 88.7th percentile nationally.
What is the median house price in Leeming?
A current median house price is not available. The market is still clearly house-led: 93.5% of dwellings are separate houses, 77.2% have 4 or more bedrooms, and median mortgage payments are $2,167 a month.
What schools are in Leeming?
Leeming has 4 local schools. West Leeming Primary has ICSEA 1,126 and 433 students, Banksia Park Primary has ICSEA 1,109, Leeming Primary has 1,107, and Leeming Senior High has 1,164 students.
Is Leeming safe?
A suburb-level crime rate is not available, so safety cannot be ranked against state averages here. Stability indicators are strong, with 46.9% owned outright and IRSAD decile 9 nationally.
Is Leeming good for property investment?
Leeming is better suited to patient investors than high-churn rental strategies. Only 12.1% of homes rent, median rent is $440 a week, vacancy is 4.6%, and there were 0 approvals in the past 12 months.
How is Leeming's population changing?
Leeming is forecast to edge lower. The annual trend is -0.19%, or about -22 people a year, with the medium projection moving from 11,307 residents in 2026 to 11,196 in 2031.
What languages are spoken in Leeming?
English is dominant, but Leeming has a clear multilingual layer because 37.3% of residents were born overseas. Mandarin has 315 speakers, Cantonese 121, Punjabi 45 and Italian 37.
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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