Lower King
An established, low-density pocket near Albany, Lower King has 1,890 residents across 9.07 square kilometres, while its median age of 48 sits 8 years above the national figure. The 11.1% vacancy rate is high, and 99.0% of dwellings are separate houses, pointing to a settled, car-oriented market rather than an apartment precinct. Compared with more urban Albany, the suburb is older and more detached in character. English ancestry is prominent at 972 people, and 24.6% report volunteering, supporting a stable local base.
Local council: Albany
Population
1,890
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,448/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Lower King suits buyers who prioritise land and established housing over apartment choice. Separate houses account for 99.0% of stock, while 46.1% of homes have 3 bedrooms and another 46.1% have 4 or more, so family-sized layouts dominate. The typical monthly mortgage figure is $1,619, compared with weekly rent of $320, and mortgage payments equal 25.8% of household income. That share is higher than the 22.1% rent-to-income figure, although neither tenure group is flagged for stress. With 45.8% owning outright and 40.9% paying a mortgage, Lower King has a more established ownership base than a typical apartment-oriented market.
For Buyers
Lower King suits buyers who prioritise land and established housing over apartment choice. Separate houses account for 99.0% of stock, while 46.1% of homes have 3 bedrooms and another 46.1% have 4 or more, so family-sized layouts dominate. The typical monthly mortgage figure is $1,619, compared with weekly rent of $320, and mortgage payments equal 25.8% of household income. That share is higher than the 22.1% rent-to-income figure, although neither tenure group is flagged for stress. With 45.8% owning outright and 40.9% paying a mortgage, Lower King has a more established ownership base than a typical apartment-oriented market.
For Investors
Lower King's rental case is defensive but not automatically high-yield because no median sale price is available for a meaningful yield calculation. Only 11.8% of households rent, while weekly rent is $320 and vacancy is 11.1%, a level above what investors usually seek in a tightly supplied rental market. There was 0 development activity in the past 12 months, which limits immediate new supply, but the high vacancy rate may lengthen letting times. Annual growth is forecast at 1.47% with Balanced migration, while the suburb follows an Aging trajectory. Compared with a faster-growth corridor, the case rests more on detached housing and steady demand than rapid redevelopment.
Schools in Lower King
Open-register school locations for education access. This is not a school-quality ranking.
LOWER KING COMMUNITY KINDERGARTEN
Demographics
Lower King has an older and more settled profile than the national average. The median age is 48, or 8 years above the national figure, while 25.1% hold a university qualification, 5 percentage points below the national comparison. Overseas-born residents account for 19.4%, also 2.2 points below the national result. English ancestry leads at 972 people, followed by Scottish at 224 and Irish at 171. No religion is recorded for 1,037 residents, compared with 689 identifying with Christianity. Average household size is 2.5, and 81.6% stayed at the same address, above the 18.4% turnover rate. Compared with nearby Bayonet Head and Albany, these figures point to a more settled local base.
Age Distribution
Bedrooms
Dwelling Structure
99.0%
Houses
0.6%
Townhouse
0.4%
Apartment
Tenure
Lower King is overwhelmingly a detached-house market, with 99.0% of dwellings separate houses, 0.6% semi-detached and 0.4% apartments. The bedroom profile is also spacious: 46.1% have 3 bedrooms and 46.1% have 4 or more, far outweighing the 6.1% with 2 bedrooms and 1.8% with 0 or 1. Tenure is split between 45.8% owned outright, 40.9% with a mortgage and 11.8% rented. Household income is $1,448 per week, while rent takes 22.1% of income, below the 25.8% mortgage share. Compared with apartment-oriented markets in Albany, this structure offers more land and family housing but less product variety.
Mortgage / mo
$1,619
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$320
Census 2021
HH Size
2.5
Personal Income / wk
$727
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
86
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Ancestry
Household Composition
39.0%
Couples with children
47.9%
Couples, no children
12.8%
Single parent
549
Total families
Economy & Employment
Healthcare is Lower King's largest industry at 23.6%, employing 137 people, followed by education at 16.0% and 93 people. Construction accounts for 10.5% and 61 people, while retail has 44 and public administration 40. The occupation mix includes 189 professionals, 149 trades workers and 118 community or personal service workers. Unemployment is 3.3%, participation is 59.1% and the full-time employment rate is 51.7%, supporting a mixed local workforce. Household income of $1,448 sits at the 43.9 percentile, below the midpoint, while the economic resources decile of 7 is higher than the occupational and educational decile of 3. That gap suggests resources are stronger than the local skills profile alone would imply.
Unemployment
3.3%
Labour Force
932
Unemployed
31
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.7%
Part-time
41.0%
Participation
59.1%
Employed
901
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
25.1%
Postgraduate
4.8%
Born Overseas
19.4%
Dwellings
693
Transport to Work
Lower King is practical for drivers, with 87.0% travelling by car compared with just 0.8% using public transport and 1.2% walking or cycling. Work-from-home participation is 4.7%, so daily access is likely to remain vehicle-led. One local education option is Lower King Community Kindergarten, a government community kindergarten; families should check enrolment zones for broader schooling access because boundaries can cross suburb lines. The volunteering rate is 24.6%, and 3.9% of residents need assistance. Compared with transit-oriented parts of Albany, Lower King has higher car dependence and fewer local amenities. A suburb-specific crime rate is unavailable, so check current WA Police incident mapping before deciding.
Drive
87.0%
Public Transport
0.8%
Walk / Cycle
1.2%
Work from Home
4.7%
Growth Outlook
Lower King is forecast to grow at 1.47% a year, with Balanced migration rather than a single dominant inflow. Population change across the wider area is 22.3% over 10 years, while the shift trajectory is Aging: the senior share has increased by 7.1 percentage points, compared with a 3.7-point fall in the young share and a 2.2-point fall in the working share. Gentrification remains at the Early signs stage with a score of 33, and rent growth is 23.6%. Compared with faster-changing growth corridors, this points to measured expansion shaped by older households and steady demand rather than a sudden redevelopment wave. The 0 development count over 12 months reinforces that established pattern.
Population trend: Albany council area
Lower King sits in the Albany council area. These are the council area's residents, not Lower King's.
Residents 2025
42,308
Growth, 5 yr average
+1.3%/yr
2020 to 2025
Growth, last year
+1.4%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Lower King compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Lower King a good suburb to live in?
Lower King may suit households seeking detached housing, space and a quieter established setting. It has 1,890 residents, a median age of 48 and 99.0% separate houses. The trade-off is car dependence, with 87.0% commuting by car and only 0.8% using public transport.
What is the median house price in Lower King?
No reliable median house price is available for Lower King. Buyers should compare recent sales for similar properties, particularly because 99.0% of dwellings are separate houses and 46.1% contain 4 or more bedrooms. Mortgage payments are listed at $1,619 per month.
What schools are in Lower King?
Lower King has 1 identified local education option: Lower King Community Kindergarten, a government community kindergarten. Families seeking primary or secondary schooling should check the exact address against current enrolment zones, as school boundaries may not match the suburb boundary.
Is Lower King safe?
A suburb-specific crime rate is unavailable, so check current WA Police incident mapping and recent local reports before deciding. Lower King has 1,890 residents and a 24.6% volunteering rate, but those figures should not be treated as a substitute for current safety information.
Is Lower King good for property investment?
Lower King requires a selective investment approach. Weekly rent is $320, vacancy is 11.1% and only 11.8% of households rent, while no development activity was recorded over 12 months. Forecast annual growth is 1.47%, with Balanced migration, but the high vacancy rate may affect rental competition.
How is Lower King's population changing?
Lower King is following an Aging trajectory. Population change across the wider area is 22.3% over 10 years, while annual growth is forecast at 1.47%. The senior share has risen 7.1 percentage points, and the young share has fallen 3.7 points, indicating gradual growth alongside demographic ageing.
What type of homes are common in Lower King?
Detached family homes dominate Lower King: 99.0% of dwellings are separate houses. Homes with 3 bedrooms account for 46.1%, and those with 4 or more account for another 46.1%. Only 0.4% are apartments, so buyers seeking smaller attached housing have fewer options than in denser Albany areas.
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).
Explore Lower King on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map