Swanbourne
At a household income in the 98.9th percentile nationally, Swanbourne sits among Western Australia's wealthiest suburbs, yet its median house price is estimated at $726,000, more accessible than you would expect for a decile 10 SEIFA suburb on every index. The workforce is unusually credentialed, with 65% holding university qualifications, which is 34.9 percentage points above the national average. The housing stock is dominated by large detached homes, with 81.4% separate houses and over half of all dwellings having 4 or more bedrooms, reflecting the established family wealth that defines this area. Population grew 21.9% over the decade, more than double Australia's national rate, driven primarily by overseas migration.
Population
4,592
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$3,418/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$726K
Estimated from rent (2025)
The median house price of $726,000 is estimated from rental yields as of 2025, placing Swanbourne well below comparable decile 10 income suburbs in Sydney or Melbourne. Monthly mortgage repayments average $3,504, producing a mortgage-to-income ratio of 23.7%, below the 30% stress threshold, which is unusual for a suburb at the 98.9th percentile of household income nationally. The stock is heavily weighted toward large homes: 50.1% have 4 or more bedrooms and 81.4% are separate houses, with apartments at only 11.1%. Outright owners represent 42.2% of households, nearly double the mortgage-holders at 31.8%, indicating a base of long-established, debt-free owners rather than first-time buyers. Weekly rent averages $470, and the rent-to-income ratio of 13.8% is well below the stress level.
For Buyers
The median house price of $726,000 is estimated from rental yields as of 2025, placing Swanbourne well below comparable decile 10 income suburbs in Sydney or Melbourne. Monthly mortgage repayments average $3,504, producing a mortgage-to-income ratio of 23.7%, below the 30% stress threshold, which is unusual for a suburb at the 98.9th percentile of household income nationally. The stock is heavily weighted toward large homes: 50.1% have 4 or more bedrooms and 81.4% are separate houses, with apartments at only 11.1%. Outright owners represent 42.2% of households, nearly double the mortgage-holders at 31.8%, indicating a base of long-established, debt-free owners rather than first-time buyers. Weekly rent averages $470, and the rent-to-income ratio of 13.8% is well below the stress level.
For Investors
A vacancy rate of 7.9% is elevated compared to typical WA suburban markets, suggesting supply in the rental pool exceeds current demand. The 26% renter share is moderate, and weekly rent of $470 against a $726,000 median implies a gross yield near 3.4%, modest but higher than premium Sydney suburbs with similar income profiles. Overseas migration adds a net 140 residents per year, the primary population driver, which sustains rental demand from new arrivals. Internal migration contributes only 17 residents annually, indicating limited pull from other Australian regions. Population grew 21.9% over 10 years nationally, and the medium forecast projects steady gains to 11,326 by 2031. Development applications in the past 12 months numbered zero, confirming this is an infill-constrained market where supply growth is minimal.
Schools in Swanbourne iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Swanbourne Primary School
K-6 · 465 students
Scotch College
PP-12 · 1552 students
Demographics
The median age of 38 is 2 years younger than the national figure, though the trajectory is aging, with the senior share rising 4 points over the decade. University qualifications reach 65%, which is 34.9 percentage points above the national average and one of the highest rates in WA. Overseas-born residents account for 25.1%, which is 3.5 points above the national level, with ancestry led by English (2,226), Scottish (626) and Irish (610). The average household size of 2.8 is 0.3 above the national figure, consistent with the predominance of couples with children at 1,804 families. Volunteering is high at 30%, well above typical suburban rates, and only 2.5% of residents need daily assistance.
Age Distribution
Bedrooms
Dwelling Structure
81.4%
Houses
7.5%
Townhouse
11.1%
Apartment
Tenure
Ownership is strongly skewed toward outright holders at 42.2%, compared to mortgage-holders at 31.8% and renters at 26%, reflecting generational wealth rather than recent purchase activity. The 81.4% share of separate houses is well above the national average, and the bedroom profile confirms large family homes: 50.1% have 4 or more bedrooms and 34.9% have 3. Apartments make up just 11.1% and semi-detached dwellings 7.5%, keeping the suburb character distinctly low-density. The median house price is estimated at $726,000 with monthly mortgage repayments of $3,504, giving a mortgage-to-income ratio of 23.7%. The vacancy rate of 7.9% sits higher than typical established Perth suburbs, suggesting some rental supply overhang despite strong income fundamentals.
Mortgage / mo
$3,504
Rent / wk
$470
HH Size
2.8
Personal Income / wk
$1,362
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.9%
Unoccupied
130
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
13.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.8%
Couples, no children
3,716
Total families
Economy & Employment
Healthcare leads local employment at 20.6% (369 workers), followed by Professional and Technical services at 17.9% (321) and Education at 11.3% (203), a knowledge-economy mix consistent with decile 10 IEO and IRSAD scores. Professionals (962) and Managers (498) account for the bulk of the workforce by occupation, which explains the personal weekly income of $1,362 and household weekly income of $3,418, both well above state and national medians. Unemployment is 4.2%, close to the national figure, and the full-time employment rate is 60.7%. Participation at 63.3% is slightly lower than employment rates would suggest, because 1,076 residents are not in the labour force, consistent with the retired or semi-retired segment in an aging, high-wealth suburb. Mining employs 8% of workers, lower than the broader Perth region average, indicating a professional rather than resources-sector base.
Unemployment
1.6%
Labour Force
5,717
Unemployed
92
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.7%
Part-time
35.1%
Participation
63.3%
Employed
2,175
Occupations
Top Industries
University
65.0%
Postgraduate
19.3%
Born Overseas
25.1%
Dwellings
1,518
Transport to Work
Walking and cycling account for 8.7% of commutes, above many Perth suburbs, while 7.7% use public transport and 78.4% drive, the latter higher than the national average because car dependence is typical for lower-density coastal Perth. The suburb scores decile 10 on all four SEIFA indices, the top advantage tier nationally, including the IRSAD measure that captures both resources and disadvantage. No schools are recorded within the Swanbourne boundary in this dataset, so families draw on nearby institutions. Crime data is not available for Swanbourne at suburb level, but the decile 10 IRSD score, meaning very low relative disadvantage, and the 2.5% need-assistance rate (110 residents) are indirect indicators of a safe, well-resourced community. Housing stress is low at both the renting and mortgage levels, with rent-to-income at 13.8% and mortgage-to-income at 23.7%.
Drive
78.4%
Public Transport
7.7%
Walk / Cycle
8.7%
Work from Home
N/A
Population Forecast
+1.27%/yr
(+135 people/yr)
EstablishedThe population grew 21.9% over the decade to reach 4,592, well above Australia's national growth rate of around 12% for the same period. The medium forecast projects continued gains from 10,650 in 2026 to 11,326 by 2031, adding roughly 135 residents per year at a 1.27% annual rate. Overseas migration is the dominant engine at 140 net arrivals per year, against only 17 from internal migration, signalling that growth depends on sustained international flows. The gentrification score of 24 sits at an early-signs stage, with the suburb population up 26% since 2011 and the university-qualified share accelerating from 8% to 17% over the period. Rent grew 19% over the measurement period while real incomes rose 20.8%, a rare alignment that preserves affordability even as prices firm. Affordability improved from 47.7% in 2011 to 38.2% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+140
Net Internal / yr
+17
Gentrification Signal
Early signs
Population +26% since 2011, Accelerating: 8% → 17%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Swanbourne compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Swanbourne a good suburb to live in?
Swanbourne ranks in decile 10 on all four SEIFA indexes, the top advantage tier nationally, with household income in the 98.9th percentile. University qualifications reach 65%, which is 34.9 points above the national average. Housing stress is low, with mortgage-to-income at 23.7% and rent-to-income at 13.8%, and the volunteering rate of 30% reflects strong community engagement.
What is the median house price in Swanbourne?
The median house price is estimated at $726,000 based on 2025 rental data. Monthly mortgage repayments average $3,504, giving a mortgage-to-income ratio of 23.7%, below the 30% stress threshold. Weekly rent averages $470, and the suburb's 42.2% outright ownership rate indicates a significant base of long-established, debt-free owners.
What schools are in Swanbourne?
No schools are recorded within the Swanbourne boundary in this dataset. Families access schools in neighbouring western suburbs. The local population is highly educated, with 65% holding university qualifications, which is 34.9 percentage points above the national figure, reflecting the suburb's established professional demographic.
Is Swanbourne safe?
Suburb-level crime statistics are not available for Swanbourne. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest advantage tier nationally, and only 2.5% of its 4,592 residents need daily assistance. Both measures are consistent with a low-disadvantage, well-resourced community.
Is Swanbourne good for property investment?
Rent of $470 per week against a $726,000 median implies a gross yield near 3.4%, moderate for a premium suburb. The vacancy rate of 7.9% is elevated, signalling some rental supply overhang. Overseas migration of 140 net arrivals per year supports demand, and zero development applications in 12 months confirms minimal new supply entering the market.
How is Swanbourne's population changing?
The population grew 21.9% over the past decade to 4,592 residents, well above Australia's national average growth rate. The medium forecast projects growth from 10,650 in 2026 to 11,326 by 2031, adding about 135 people per year. Overseas migration drives most growth at 140 net arrivals annually, while internal migration contributes only 17 per year.
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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