Padbury
At 6.0 sq km and 8,626 residents, Padbury has a density of 1,438.8 people per sq km and a strongly detached housing base, with 92.3% of dwellings separate houses. Household income sits at the 77.7th percentile, while 32.8% of residents were born overseas, 11.2 points above the national comparison. The suburb is mortgage-led, with 50.1% paying a mortgage and 16.5% renting. Compared with apartment-led markets, and alongside nearby Craigie and Kingsley, Padbury's defining character is its established family format: 45.9% of families are couples with children and 82.6% of residents stayed at the same address. Its median age is 38, 2 years below national, although the senior share has risen 5.8 points.
Population
8,626
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,065/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Padbury suits buyers seeking established detached homes. Separate houses account for 92.3% of dwellings, while 49.6% have 4 or more bedrooms and 47.6% have 3 bedrooms, making the stock family-oriented. Mortgage repayments average $2,000 a month and equal 22.4% of household income; rent is $390 a week and rent to income is 18.9%. The 50.1% mortgage share is higher than the 32.5% outright-ownership share, so competition is likely to centre on owner-occupier demand. Household income sits at the 77.7th percentile nationally, but a current median house price is unavailable. Buyers should compare recent sales by land size, renovation level and bedroom count rather than rely on a suburb-wide price.
For Buyers
Padbury suits buyers seeking established detached homes. Separate houses account for 92.3% of dwellings, while 49.6% have 4 or more bedrooms and 47.6% have 3 bedrooms, making the stock family-oriented. Mortgage repayments average $2,000 a month and equal 22.4% of household income; rent is $390 a week and rent to income is 18.9%. The 50.1% mortgage share is higher than the 32.5% outright-ownership share, so competition is likely to centre on owner-occupier demand. Household income sits at the 77.7th percentile nationally, but a current median house price is unavailable. Buyers should compare recent sales by land size, renovation level and bedroom count rather than rely on a suburb-wide price.
For Investors
Padbury is more owner-occupier oriented than rental-led: 16.5% of households rent, below the 50.1% mortgage share and 32.5% outright ownership. Weekly rent is $390 and vacancy is 6.1%, so investors should allow for tenant choice and leasing time rather than assume every property will let immediately. Rental growth is recorded at 11.4%, while the gentrification score is 15 and the stage is Not gentrifying. Six development applications in 12 months indicate limited recent additions rather than a large pipeline. Growth is forecast at 0.55% annually and driven by overseas migration. No median house price is available, so yield comparisons should use recent comparable sales, rent, vacancy and holding costs.
Development Activity
Total DAs
6
Last 12 Months
6
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 Padbury
Open-register school locations for education access. This is not a school-quality ranking.
PADBURY COMMUNITY KINDERGARTEN
WEST COAST LANGUAGE DEVELOPMENT CENTRE
PADBURY CATHOLIC PRIMARY SCHOOL
SCHOOL OF SPECIAL EDUCATIONAL NEEDS: BEHAVIOUR AND ENGAGEMENT
SCHOOL OF SPECIAL EDUCATIONAL NEEDS: SENSORY
Demographics
Padbury's median age of 38 is 2 years below national, although its trajectory is aging. Couples with children account for 45.9% of families, compared with 36.8% couples without children, while one-parent families make up 15.9%. Average household size is 2.6, 0.1 above national, and 82.6% stayed at the same address, indicating a settled base. Overseas-born residents are 32.8%, 11.2 points above national, and university attainment is 34.2%, 4.1 points above. English ancestry is recorded for 3,824 people, followed by Irish at 1,107 and Scottish at 972. No religion is reported by 4,333 people versus 3,554 for Christianity. Alongside Craigie and Kingsley, Padbury presents as a stable northern suburb, with aging rather than rapid turnover shaping change.
Age Distribution
Bedrooms
Dwelling Structure
92.3%
Houses
7.4%
Townhouse
0.2%
Apartment
Tenure
Padbury's housing stock is overwhelmingly detached: 92.3% separate houses, 7.4% semi-detached dwellings and 0.2% apartments. Larger formats dominate, with 49.6% of homes containing 4 or more bedrooms and 47.6% containing 3 bedrooms. Tenure is mortgage-heavy, as 50.1% of households are paying off a loan, compared with 32.5% owning outright and 16.5% renting. Mortgage repayments average $2,000 monthly and equal 22.4% of household income, while rent is $390 weekly and rent to income is 18.9%; neither stress flag is triggered. The 50.1% mortgage share is higher than the 16.5% rental share, reinforcing Padbury's owner-occupier character. A current median house price and quarterly price figure are unavailable, so buyers comparing Padbury with nearby Craigie should use recent, like-for-like sales rather than infer value from tenure alone.
Mortgage / mo
$2,000
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$390
Census 2021
HH Size
2.6
Personal Income / wk
$918
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
207
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
45.9%
Couples with children
36.8%
Couples, no children
15.9%
Single parent
2,525
Total families
Economy & Employment
Padbury has a solid labour-market base, with 4,685 people in the labour force, a 69.0% participation rate and unemployment of 4.4%. Full-time workers account for 60.2% of employment, while 2,699 people work full time and 1,517 part time. The leading industries are healthcare at 16.3% with 521 workers, education at 14.2% with 453, construction at 13.9% with 445, professional and technical services at 9.8% with 313, and public administration at 7.3% with 233. Occupations are led by professionals at 1,097 and trades at 853, supporting a mixed service and skilled-work base. Household income is $2,065 weekly at the 77.7th percentile, while SEIFA deciles are 7 for IEO, 9 for IER, 8 for IRSD and 7 for IRSAD. IER ranks higher than IEO, suggesting economic resources are a particular strength relative to education and occupation.
Unemployment
4.4%
Labour Force
4,685
Unemployed
204
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.2%
Part-time
33.9%
Participation
69.0%
Employed
4,481
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
34.2%
Postgraduate
6.6%
Born Overseas
32.8%
Dwellings
3,214
Transport to Work
Padbury's practical appeal is strongest for households comfortable with car-based access. Car driving accounts for 79.5% of journeys to work, compared with 5.0% using public transport and 1.6% walking or cycling, while 9.8% work from home. The 6.0 sq km suburb has 8 listed education settings, including government primary schools, a community kindergarten, specialist education and a language development centre, plus 1 non-government Catholic primary school. Families should check the exact enrolment zone and nearby secondary options before buying. Social conditions are relatively strong, with IRSAD at decile 7, IRSD at decile 8 and IER at decile 9, all above the midpoint, while 3.6% of residents need assistance. A suburb-level crime rate is not available, so current local safety information should be checked directly. Public transport use is lower than car use because the housing form is 92.3% separate houses.
Drive
79.5%
Public Transport
5.0%
Walk / Cycle
1.6%
Work from Home
9.8%
Population Forecast
+0.55%/yr
(+53 people/yr)
EstablishedPadbury is forecast to grow at 0.55% a year, a measured pace compared with its 3.1% population change across the wider area over 10 years. Overseas migration is the primary growth driver, while the shift trajectory is labelled Aging. That direction is consistent with a 5.8 percentage point rise in the senior share and a 3.0 point fall in the working share, even though the young share has increased 1.5 points. The forecast gentrification stage is Not gentrifying, with a score of 15, and the shift indicator also records Not gentrifying with a score of 4. Rent growth of 11.4% may improve landlord income, but the aging profile and 0.55% annual trend point to gradual change rather than rapid reinvention. Compared with a high-growth corridor, Padbury's established 6.0 sq km form is more likely to evolve through household turnover and small development additions.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+100
Net Internal / yr
+15
Gentrification Signal
Not gentrifying
Accelerating: -4% → 14%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Padbury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Padbury a good suburb to live in?
Padbury may suit households seeking established detached housing, with 92.3% of dwellings separate houses and 45.9% of families couples with children. Car use is high at 79.5%, while public transport use is 5.0%, so daily convenience depends heavily on private vehicles.
What is the median house price in Padbury?
A current median house price is unavailable for Padbury. Recent comparable sales are the better guide because 92.3% of dwellings are separate houses, 49.6% have 4 or more bedrooms and mortgage repayments average $2,000 monthly. The 0.2% apartment share is lower than the detached share.
What schools are in Padbury?
Padbury has 8 listed education settings, including government primary schools, a community kindergarten, specialist education and a language development centre. There is also 1 non-government Catholic primary school. Check the exact enrolment zone and nearby secondary options for each address.
Is Padbury safe?
A suburb-level crime rate is not available for Padbury, so no evidence-based safety rating should be assigned from the figures alone. Check current WA Police information and local conditions. Padbury has 8,626 residents and 79.5% car commuting, but those figures do not measure crime.
Is Padbury good for property investment?
Padbury has a $390 weekly rent, 6.1% vacancy and 16.5% renter share, which is below the 50.1% mortgage share. Rental growth is 11.4%, but the forecast trend is 0.55% annually and the area is Not gentrifying, so investors should assess yield and leasing risk carefully.
How is Padbury's population changing?
Padbury has 8,626 residents today, with wider-area population change of 3.1% over 10 years and forecast growth of 0.55% annually. Overseas migration is the primary driver, while the senior share has risen 5.8 points and the trajectory is classified as Aging.
What languages are spoken in Padbury?
Mandarin is recorded for 34 residents, followed by Italian at 32, German at 31, Afrikaans at 20 and Persian at 20. Overall, 32.8% of residents were born overseas, which is 11.2 percentage points above the national comparison.
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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