Spencer Park
With a median age of 48, Spencer Park sits 8 years above the national comparison and has an older resident base than many nearby housing markets. The suburb contains 3,445 residents across 2.21 square kilometres, with 86.3% of dwellings separate houses. Renting accounts for 39.3% of households and vacancy is 11.1%, creating more tenant choice compared with tighter rental markets. Household income is at the 16.5th percentile nationally, while IRSAD is in decile 8, suggesting relatively strong area advantage alongside modest household earnings. Compared with nearby Centennial Park and Mira Mar, Spencer Park presents a more age-led and car-dependent choice, with 83.6% driving to work. Its established character reflects slow growth because the annual trend is minus 0.32%, although overseas migration remains the primary driver of change.
Population
3,445
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,076/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Homebuyers will mainly be choosing detached, established housing rather than apartment living. Separate houses account for 86.3% of dwellings, compared with 1.4% apartments and 12.3% semi-detached homes. Three-bedroom properties make up 47.8% of the stock and four-bedroom-plus homes account for 30.2%, so family-sized housing is more common than compact accommodation. Monthly mortgage payments are $1,300 and the mortgage-to-income ratio is 27.9%, while weekly rent is $290 and rent-to-income is 27.0%. These ratios suggest manageable typical housing costs, but affordability has worsened from 29.6% in 2011 to 33.3% in 2021. Because no dependable current suburb median is available, buyers should use recent comparable sales, property condition and lender valuations to set a budget.
For Buyers
Homebuyers will mainly be choosing detached, established housing rather than apartment living. Separate houses account for 86.3% of dwellings, compared with 1.4% apartments and 12.3% semi-detached homes. Three-bedroom properties make up 47.8% of the stock and four-bedroom-plus homes account for 30.2%, so family-sized housing is more common than compact accommodation. Monthly mortgage payments are $1,300 and the mortgage-to-income ratio is 27.9%, while weekly rent is $290 and rent-to-income is 27.0%. These ratios suggest manageable typical housing costs, but affordability has worsened from 29.6% in 2011 to 33.3% in 2021. Because no dependable current suburb median is available, buyers should use recent comparable sales, property condition and lender valuations to set a budget.
For Investors
Spencer Park needs cautious rental underwriting. Weekly rent is $290, 39.3% of households rent, and vacancy is 11.1%, which is high compared with tight rental markets and can reduce leasing competition. No development was recorded in the past 12 months, with a count of 0, so there is little immediate evidence of new local supply. The shift indicators record 50.0% rent growth, while overseas migration is the primary driver of population change. That may support tenant demand, but the suburb's aging trajectory and median age of 48 point to a different demand pattern from younger growth areas. Investors should allow for vacancy periods and focus on accessible three-bedroom stock, which represents 47.8% of homes, rather than assume rapid capital growth.
Schools in Spencer Park
Open-register school locations for education access. This is not a school-quality ranking.
SPENCER PARK EDUCATION SUPPORT CENTRE
SPENCER PARK PRIMARY SCHOOL
Demographics
Spencer Park has a settled, older demographic profile. Its median age is 48, or 8 years above the national comparison, while university attainment is 22.5%, which is 7.6 percentage points below the national figure. The overseas-born share is 22.2%, only 0.6 percentage points above the national comparison. Average household size is 2.1 people, 0.4 below the national level, helping explain the strong presence of couples without children, who account for 45.5% of families. English ancestry is reported by 1,597 residents, followed by Irish at 336 and Scottish at 329. No religion is recorded for 1,656 people compared with 1,389 identifying with Christianity. With 76.3% staying at the same address and turnover at 23.7%, Spencer Park is a more settled choice than a high-turnover area, even when compared with nearby Centennial Park and Mira Mar.
Age Distribution
Bedrooms
Dwelling Structure
86.3%
Houses
12.3%
Townhouse
1.4%
Apartment
Tenure
Spencer Park's housing stock is dominated by detached, family-sized homes. Separate houses make up 86.3% of dwellings, compared with 12.3% semi-detached homes and 1.4% apartments. Three-bedroom dwellings account for 47.8%, four-bedroom-plus homes for 30.2%, two-bedroom homes for 14.6% and zero or one-bedroom homes for 7.3%, meaning larger properties are more common than compact stock. Renting is the largest single tenure category at 39.3%, higher than outright ownership at 32.3% and mortgage ownership at 27.4%. Weekly rent is $290, mortgage payments are $1,300 and vacancy is 11.1%. The 27.0% rent-to-income and 27.9% mortgage-to-income ratios indicate similar housing-cost pressure, while worsening affordability from 29.6% to 33.3% suggests costs have risen compared with 2011.
Mortgage / mo
$1,300
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$290
Census 2021
HH Size
2.1
Personal Income / wk
$608
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
177
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.5%
Couples with children
45.5%
Couples, no children
22.6%
Single parent
850
Total families
Economy & Employment
Spencer Park's economy is anchored by healthcare at 26.7% of industry jobs and 238 workers. Education contributes 13.0% and 116 jobs, followed by retail at 9.1% and 81, construction at 8.6% and 77, and public administration at 6.3% and 56. The occupational mix includes 244 professionals, 240 community and personal service workers, 222 trades workers, 162 labourers and 141 sales workers. Labour force participation is 50.3%, unemployment is 5.0%, and the full-time rate is 52.1%. All four SEIFA measures sit in decile 8: IEO is 1064, IER is 1049, IRSD is 1061 and IRSAD is 1059, placing the area above the national midpoint. That contrasts with household income of $1,076 per week and the 16.5th income percentile, possibly because area advantage reflects housing and local services more than high wages.
Unemployment
5.0%
Labour Force
1,458
Unemployed
73
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.1%
Part-time
40.7%
Participation
50.3%
Employed
1,385
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
22.5%
Postgraduate
3.7%
Born Overseas
22.2%
Dwellings
1,421
Transport to Work
Spencer Park is practical for drivers but less suited to car-free routines. Car driving accounts for 83.6% of commuting, compared with 0.5% using public transport and 4.3% walking or cycling; 3.7% work from home. Two government schools operate locally, covering primary education and education support, so families should confirm enrolment zones, year levels and travel times for the exact address rather than infer access from suburb boundaries. Density is 1,557.4 people per square kilometre across 2.21 square kilometres, while IRSAD sits in decile 8, above the national midpoint. Volunteering is 20.4% and 11.4% of residents need assistance, suggesting local services and accessibility matter more than a transit-led lifestyle. Compared with a higher-transit suburb, daily errands and school travel are more likely to depend on a car.
Drive
83.6%
Public Transport
0.5%
Walk / Cycle
4.3%
Work from Home
3.7%
Population Forecast
-0.32%/yr
(-8 people/yr)
EstablishedSpencer Park's growth story is more about ageing than expansion. The annual trend is minus 0.32%, below zero and lower than a positive-growth market, while population change across the wider area is 1.1% over ten years. Overseas migration is the primary driver, but the trajectory is classified as Aging because the senior share has increased by 7.5 percentage points and the working share has fallen by 4.8 points. The current gentrification score is 0, with a stage of Not gentrifying, so rapid renewal is not the dominant growth signal. At the same time, rent growth is recorded at 50.0% and affordability worsened from 29.6% in 2011 to 33.3% in 2021. Demand is therefore likely to shift gradually toward accessible homes and services rather than rapid population expansion.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+16
Net Internal / yr
-44
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Spencer Park compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Spencer Park a good suburb to live in?
Spencer Park can suit buyers wanting an established, detached-home setting and an older resident profile. It has 3,445 residents, 86.3% separate houses and an IRSAD decile of 8. Daily travel is car-led, with 83.6% driving, so households wanting frequent public transport should check routes carefully.
What is the median house price in Spencer Park?
A current suburb median house price is not available, so use recent comparable sales and lender valuations before making an offer. The local housing mix is 86.3% separate houses, with 47.8% three-bedroom dwellings and 30.2% four-bedroom-plus homes, which helps frame the type of stock being compared.
What schools are in Spencer Park?
Spencer Park has 2 government schools, covering primary education and education support. Families should confirm enrolment zones, year levels and travel times for the exact address because school catchments can cross nearby streets. The suburb has 47.8% three-bedroom homes, supporting a substantial family-housing segment.
Is Spencer Park safe?
Treat safety as an address-specific decision and check the latest WA Police incident information before signing a lease or contract. Spencer Park has 3,445 residents and 76.3% of residents stayed at the same address, which suggests residential stability but does not replace current incident checks for individual streets.
Is Spencer Park good for property investment?
Spencer Park may suit an investor seeking established housing, but the rental settings require caution. Weekly rent is $290, renting accounts for 39.3% of households and vacancy is 11.1%, high compared with tight markets. There were 0 recorded developments in the past 12 months, while rent growth is recorded at 50.0%.
How is Spencer Park's population changing?
Spencer Park has 3,445 residents today, with slow change rather than rapid expansion. The annual trend is minus 0.32%, while population change across the wider area is 1.1% over ten years. The trajectory is Aging, with the senior share up 7.5 percentage points, so demand may shift toward accessible homes 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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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