Padbury
Four primary schools within a 6 km2 suburb, all scoring ICSEA above 1,058, give Padbury one of the densest quality-school networks in Perth's northern corridor. The estimated $499,000 median sits well below Perth's established-suburb average, yet household income at the 78th percentile ($2,065/week) keeps mortgage stress at 22.4%. Population grew just 3.1% over the decade (0.55% annually), marking it as a stable, aging community: the senior share rose 5.8 points while the working-age share fell 3.0 points. Professionals (1,097) dominate the occupation base, consistent with the IEO decile 7.
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
3
Median House
$499K
Estimated from rent (2025)
The estimated $499,000 median (rent-derived, 2025) makes Padbury one of the more affordable established suburbs in Perth's north. Detached houses at 92.3% dominate, with 3-bedrooms (47.6%) and 4+ bedrooms (49.6%) splitting evenly. Monthly mortgage of $2,000 against $2,065/week income gives a 22.4% mortgage-to-income ratio, comfortably below stress levels. Residential stability at 82.6% is high, meaning properties change hands infrequently. Four primary schools all exceed the national ICSEA benchmark (1,058 to 1,108), a key draw for family buyers. Semi-detached at 7.4% provides some alternative stock.
For Buyers
The estimated $499,000 median (rent-derived, 2025) makes Padbury one of the more affordable established suburbs in Perth's north. Detached houses at 92.3% dominate, with 3-bedrooms (47.6%) and 4+ bedrooms (49.6%) splitting evenly. Monthly mortgage of $2,000 against $2,065/week income gives a 22.4% mortgage-to-income ratio, comfortably below stress levels. Residential stability at 82.6% is high, meaning properties change hands infrequently. Four primary schools all exceed the national ICSEA benchmark (1,058 to 1,108), a key draw for family buyers. Semi-detached at 7.4% provides some alternative stock.
For Investors
The 16.7% renter share is moderate, with weekly rent at $390 and a 6.1% vacancy rate. Gross yield is roughly 4.1% ($390 on $499,000), above the Perth metro average. However, only 2 DAs in 12 months and 0.55% annual population growth suggest limited demand growth. Overseas migration at 100 net per year is the primary driver, with internal migration negligible at 15. The aging trajectory (senior share up 5.8 points) may eventually shift demand toward downsizer stock, which is currently scarce at just 2.6% two-bedroom and 0.2% studio/one-bedroom. Rent grew 11.4% over the decade, below income growth of 3.4%.
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 Padbury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Padbury Catholic Primary School
PP-6 · 427 students
South Padbury Primary School
K-6 · 373 students
Bambara Primary School
K-6 · 268 students
Padbury Primary School
K-6 · 160 students
Demographics
English ancestry dominates at 3,824, followed by Irish (1,107), Scottish (972) and Italian (444), producing a predominantly Anglo-Celtic profile. Born-overseas at 32.8% is 11.2 points above national, but the language diversity is limited: Mandarin (34), Italian (32) and German (31) are the top non-English languages, all with small speaker counts. University qualifications at 34.2% sit 4.1 points above national, consistent with the IEO decile 7. The median age of 38 is 2 years below national, and average household size of 2.6 is near the national average. Volunteering at 15.9% is above the national rate.
Age Distribution
Bedrooms
Dwelling Structure
92.3%
Houses
7.4%
Townhouse
0.2%
Apartment
Tenure
Owned outright at 32.8% and mortgaged at 50.5% together account for 83.3% of tenure. No long-term price history is available, but the estimated $499,000 median sits below Perth's established-suburb median. Detached housing at 92.3% dominates, with semi-detached (7.4%) providing some density. Three-bedrooms (47.6%) and 4+ bedrooms (49.6%) make up 97.2% of the stock, leaving almost no small-dwelling options. The 22.4% mortgage-to-income ratio is comfortable at 78th-percentile incomes. Affordability improved from 48.5% to 42.5% over the decade, driven by income growth outpacing housing costs. IRSD decile 8 indicates low disadvantage.
Mortgage / mo
$2,000
Rent / wk
$390
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
25.3%
Couples, no children
7,220
Total families
Economy & Employment
Healthcare (16.3%, 521 workers), Education (14.2%, 453) and Construction (13.9%, 445) are the three largest industries, followed by Professional/Tech (9.8%, 313) and Public Admin (7.3%, 233). Professionals (1,097) dominate occupations, with Community/Personal (570), Clerical/Admin (548) and Managers (532) following. The occupation spread is broader than typical knowledge-economy suburbs because of the construction share. Full-time employment at 64.0% is near average, with unemployment at 4.6%. The IER decile 9 indicates high economic resources, though real income growth of just 3.4% over the decade was modest compared to inflation.
Unemployment
2.9%
Labour Force
5,591
Unemployed
163
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.0%
Part-time
31.4%
Participation
65.1%
Employed
4,216
Occupations
Top Industries
University
34.2%
Postgraduate
6.6%
Born Overseas
32.8%
Dwellings
3,214
Transport to Work
Four primary schools serve the suburb: Padbury Catholic Primary (ICSEA 1,108, 427 students), South Padbury Primary (Government, ICSEA 1,067, 373 students), Bambara Primary (Government, ICSEA 1,063, 268 students) and Padbury Primary (Government, ICSEA 1,058, 160 students). All four exceed the national benchmark, with the Catholic school scoring 108 points above. No secondary school operates within the suburb. Public transport at 5.6% is moderate, with 88.2% driving. Need-for-assistance at 3.6% is below national. The IRSAD decile 7 places Padbury in the upper-middle band.
Drive
88.2%
Public Transport
5.6%
Walk / Cycle
1.7%
Work from Home
N/A
Population Forecast
+0.55%/yr
(+53 people/yr)
EstablishedPopulation grew just 3.1% over the decade, averaging 0.55% per year (53 persons). The medium forecast projects 9,642 by 2031, from 9,714 in 2025, essentially flat. Overseas migration at 100 net per year is the primary driver, with internal migration near zero (15 per year). The aging trajectory is clear: the senior share rose 5.8 points over the decade while the working-age share fell 3.0 points. The young share rose 1.5 points, suggesting some family renewal alongside the aging. The gentrification score of 15 (not gentrifying) reflects stability rather than demographic transformation.
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 suits families seeking affordable established homes ($499,000 estimated median) with strong school options. All 4 primary schools score ICSEA above 1,058, well above the national benchmark. IRSAD decile 7 sits in the upper-middle band. Mortgage stress at 22.4% is comfortably below the 30% threshold.
What is the median house price in Padbury?
The estimated median is $499,000 (rent-derived, 2025), with monthly mortgage repayments of $2,000. Weekly rent is $390. The 22.4% mortgage-to-income ratio is comfortable at the 78th-percentile household income ($2,065/week). Affordability improved from 48.5% to 42.5% over the decade.
What schools are in Padbury?
Padbury has 4 primary schools, all scoring above the national ICSEA benchmark. Padbury Catholic Primary leads at ICSEA 1,108 (427 students, 108 points above benchmark). Three government primaries follow: South Padbury (1,067, 373 students), Bambara (1,063, 268 students) and Padbury Primary (1,058, 160 students).
Is Padbury safe?
Crime statistics are not available for Padbury in the current dataset. The IRSD decile 8 indicates low disadvantage, and the need-for-assistance rate of 3.6% is below national. The IER decile 9 (high economic resources) and moderate 4.6% unemployment correlate with below-average crime in comparable suburbs.
Is Padbury good for property investment?
Gross yield of roughly 4.1% ($390/week on $499,000) is above Perth metro average. However, population growth of 0.55% per year and only 2 DAs in 12 months signal limited demand growth. The 16.7% renter share is moderate, and the 6.1% vacancy rate could tighten or loosen depending on the aging population's housing transitions.
How is Padbury's population changing?
Population grew just 3.1% over the decade, essentially stable at around 9,700. The aging trajectory is clear: the senior share rose 5.8 points while the working-age share fell 3.0 points. Overseas migration at 100 per year is the primary driver. The medium forecast projects 9,642 by 2031, near current levels.
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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