North Lake
Household income places North Lake at the 91.3rd percentile nationally, an unusual profile for a small suburb of 1,299 people. At 41, the median age is 1 year above the national figure, while 39.0% were born overseas and 49.7% hold university qualifications, 19.6 percentage points above the national comparison. Housing is strongly detached, with 96.9% separate houses, and the annual growth trend is 3.12%, led by overseas migration. Compared with nearby Kardinya and Bibra Lake, North Lake has a compact 2.29 sq km footprint, with its family-oriented character shaped by larger homes and a high owner-occupier share.
Local council: Cockburn
Population
1,299
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,434/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
North Lake suits buyers who prioritise detached space over apartment choice. Separate houses account for 96.9% of dwellings and four-plus-bedroom homes for 73.8%, so the stock leans toward families and long-term owner-occupiers because larger homes dominate. Ownership is split between 39.6% outright and 45.6% mortgaged, with 14.8% renting. A $2,167 monthly mortgage figure corresponds to 20.6% of household income, while $450 weekly rent equals 18.5%; both housing stress flags are false. Compared with renting, buying requires more deposit and rate resilience, but the 2.9-person average household size gives larger floorplans a practical purpose. Buyers should compare recent sales by land, condition and bedroom count.
For Buyers
North Lake suits buyers who prioritise detached space over apartment choice. Separate houses account for 96.9% of dwellings and four-plus-bedroom homes for 73.8%, so the stock leans toward families and long-term owner-occupiers because larger homes dominate. Ownership is split between 39.6% outright and 45.6% mortgaged, with 14.8% renting. A $2,167 monthly mortgage figure corresponds to 20.6% of household income, while $450 weekly rent equals 18.5%; both housing stress flags are false. Compared with renting, buying requires more deposit and rate resilience, but the 2.9-person average household size gives larger floorplans a practical purpose. Buyers should compare recent sales by land, condition and bedroom count.
For Investors
North Lake presents a low-renter, detached-market investment profile. Renting accounts for 14.8%, below the shares owning outright at 39.6% or holding a mortgage at 45.6%, so tenant demand may be narrower than in more rental-heavy suburbs. The weekly rent is $450 and vacancy is 5.0%, making property-level checks of competing rentals important. Rental growth is forecast at 10.5%, while the annual growth trend is 3.12% and overseas migration is the primary driver, which may support demand because new arrivals often enter the rental market before buying. Development activity recorded 8 applications in 12 months, limiting the immediate scale of new supply. Compared with apartment-led markets, the 96.9% separate-house share points to family appeal but also greater maintenance exposure.
Development Activity
Total DAs
8
Last 12 Months
8
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
Demographics
North Lake has a mature but internationally connected population. Median age is 41, 1 year above national, and the aging trajectory is consistent with the senior share rising 3.7 percentage points while the young share fell 5.4 points. Overseas-born residents make up 39.0%, 17.4 points above national, and university attainment is 49.7%, 19.6 points above national. English ancestry is the largest reported group at 456 people, followed by Chinese at 200, while Mandarin and Cantonese are recorded by 20 and 12 residents. Household size is 2.9, 0.4 above national, with couples with children at 49.5% of families and couples without children at 37.0%. A 79.0% stay rate versus 21.0% turnover suggests continuity, even as overseas migration adds new households.
Age Distribution
Bedrooms
Dwelling Structure
96.9%
Houses
3.1%
Townhouse
0.0%
Apartment
Tenure
North Lake is overwhelmingly a detached, larger-home market. Separate houses make up 96.9% of dwellings, semi-detached homes 3.1%, and four-plus-bedroom homes 73.8%, compared with 24.2% with three bedrooms and 2.0% with two bedrooms. That configuration explains why the suburb attracts households needing space rather than apartment-style downsizers. Tenure is comparatively owner-led: 39.6% own outright, 45.6% have a mortgage and 14.8% rent. The $2,167 monthly mortgage figure corresponds to 20.6% of household income, while $450 weekly rent uses 18.5%, and neither stress flag is triggered. The 2.9-person average household size sits 0.4 above national, making larger floorplans practical. Compared with nearby Kardinya or Bibra Lake, buyers should compare land, renovation condition and bedroom count rather than relying on a single suburb-wide price reference.
Mortgage / mo
$2,167
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$450
Census 2021
HH Size
2.9
Personal Income / wk
$913
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
24
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
49.5%
Couples with children
37.0%
Couples, no children
11.9%
Single parent
386
Total families
Economy & Employment
North Lake's economic profile is anchored by healthcare, professional and technical work, education, public administration and mining. Healthcare leads at 17.5% with 94 workers, followed by Professional/Tech and Education at 13.6% and 73 each; Public Admin is 8.2% and 44, while Mining is 6.9% and 37. Occupations reinforce the skilled base, with 243 Professionals, 100 Managers and 99 Clerical/Admin workers, ahead of 95 Trades and 69 Community/Personal workers. Household income is $2,434 weekly, at the 91.3 percentile, while personal income is $913 and family income $2,725. Participation is 71.8%, unemployment 5.3% and full-time employment 54.5%. SEIFA education and occupation indexes rank in deciles 7 and 8, while disadvantage and advantage indexes are both decile 7, above the national midpoint because qualifications and professional employment lift the local earning base.
Unemployment
5.3%
Labour Force
779
Unemployed
41
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.5%
Part-time
39.6%
Participation
71.8%
Employed
738
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
49.7%
Postgraduate
13.6%
Born Overseas
39.0%
Dwellings
456
Transport to Work
North Lake offers a car-oriented suburban routine, with 77.8% travelling as car drivers compared with 4.7% using public transport, 2.1% walking or cycling and 10.0% working from home. That pattern matters because a compact 2.29 sq km area can still require driving for work, shopping and services. Families should check exact enrolment zones and travel times to nearby public and non-government school options, since catchments can cross suburb boundaries. The suburb has 1,299 residents, density of 567.3 people per sq km and an IRSAD decile of 7, indicating socio-economic conditions above the national midpoint. Volunteering is 21.1% and reported need for assistance is 3.9%, suggesting local capacity for participation alongside support needs. Use current incident information for the exact street when assessing safety. Compared with more transit-oriented areas, North Lake is better suited to households with reliable car access.
Drive
77.8%
Public Transport
4.7%
Walk / Cycle
2.1%
Work from Home
10.0%
Growth Outlook
North Lake's growth outlook is stronger than its aging label might suggest. The annual trend is 3.12%, with overseas migration identified as the primary driver, and population change across the wider area is 53.1% over 10 years. At the same time, the shift trajectory is Aging: the senior share rose 3.7 points and the young share fell 5.4 points. Gentrification signals are mixed, with a score of 30 and stage Early signs, while the shift profile records a gentrification score of 0 and stage Not gentrifying. Affordability moved from 49.3 in 2011 to 47.5 in 2021 and is labelled Stable, while real income growth was -6.7% and rent growth 10.5%. Compared with a purely mature suburb, North Lake combines growth momentum with demographic aging, so future demand is likely to depend on overseas arrivals and suitable housing for older households.
Population trend: Cockburn council area
North Lake sits in the Cockburn council area. These are the council area's residents, not North Lake's.
Residents 2025
139,499
Growth, 5 yr average
+3.2%/yr
2020 to 2025
Growth, last year
+2.8%
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 North Lake compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Lake a good suburb to live in?
North Lake can suit households wanting detached space, with 96.9% separate houses and 73.8% four-plus-bedroom homes. Its 77.8% car-driver share supports suburban access, while an IRSAD decile of 7 is above the national midpoint. Compare exact streets, services and school catchments before choosing.
What is the median house price in North Lake?
Use recent comparable sales to establish a current median because housing is 96.9% separate houses and 73.8% of homes have four or more bedrooms. The $2,167 monthly mortgage figure and $450 weekly rent help frame holding costs, but they are not a substitute for a current sale-price assessment.
What schools are in North Lake?
School choices serving North Lake should be checked by exact address, because the suburb's 2.29 sq km footprint does not guarantee a single enrolment zone. Families should compare nearby public and non-government options, transport times and application rules for the local community of 1,299 residents.
Is North Lake safe?
North Lake has 1,299 residents, but population size alone cannot establish safety. Review current WA Police incident information for the exact street, and check lighting, access and activity at different times before deciding. Comparing nearby streets and suburbs is more useful than relying on a broad assumption.
Is North Lake good for property investment?
North Lake may suit investors seeking detached housing, with 96.9% separate houses, $450 weekly rent and a 5.0% vacancy rate. Rental growth is forecast at 10.5%, while the annual growth trend is 3.12% and overseas migration is the primary driver. Check purchase price and property-level demand carefully.
How is North Lake's population changing?
North Lake has 1,299 residents today. Population change across the wider area is 53.1% over 10 years, with a 3.12% annual trend driven primarily by overseas migration. The trajectory is Aging, with senior share up 3.7 points and young share down 5.4 points, so growth and aging are occurring together.
What languages are spoken in North Lake?
North Lake has an overseas-born share of 39.0%, which contributes to its international character. Mandarin is recorded for 20 residents and Cantonese for 12. English ancestry is reported by 456 people and Chinese ancestry by 200, so language needs may vary between households and services.
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).
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