Tapping
With 62.1% of households carrying a mortgage, Tapping has one of the highest mortgage-belt concentrations in this dataset, consistent with a suburb of relatively recent purchasers. Despite household incomes at the 89.5 percentile, real income growth was negative 5.0% over the decade, an unusual pattern that suggests earlier high-earning cohorts being replaced by lower-income new arrivals. The 45.3% overseas-born share (23.7 points above national) and Gujarati (92 speakers) as the leading non-English language point to strong Indian subcontinent migration reshaping a formerly Anglo-Australian suburb.
Population
9,547
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$2,359/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$527K
Estimated from rent (2025)
The $527,000 estimated median is affordable by Perth standards, buying into a 96.1% detached-house suburb where 78.7% of homes have 4+ bedrooms. Mortgage-to-income at 19.6% is comfortably below the 30% stress threshold. Only 20.4% own outright, reflecting the suburb's relatively young age and recent purchase profile. The 82.3% retention rate (pct_stayed) is high, suggesting residents who buy tend to stay. Zero development applications in 12 months indicate no new supply pipeline, which supports existing values. Buyers should note the aging trajectory: the senior share expanded 4.9 points over the decade.
For Buyers
The $527,000 estimated median is affordable by Perth standards, buying into a 96.1% detached-house suburb where 78.7% of homes have 4+ bedrooms. Mortgage-to-income at 19.6% is comfortably below the 30% stress threshold. Only 20.4% own outright, reflecting the suburb's relatively young age and recent purchase profile. The 82.3% retention rate (pct_stayed) is high, suggesting residents who buy tend to stay. Zero development applications in 12 months indicate no new supply pipeline, which supports existing values. Buyers should note the aging trajectory: the senior share expanded 4.9 points over the decade.
For Investors
The renter share at 17.4% is below the national average, limiting the tenant pool. Weekly rent of $430 against a $527,000 estimated median gives a gross yield around 4.2%, competitive by Perth standards. Vacancy at 3.9% is within the balanced range. However, zero DAs in 12 months means no new supply entering, and population growth at 2.16% per year (327 people) is robust. Overseas migration at 224 per year is the primary growth driver. The combination of decent yield, tight vacancy and no pipeline makes this modestly attractive for investors who can find tenants in a small pool.
Schools in Tapping iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Spring Hill Primary School
K-6 · 722 students
Tapping Primary School
K-6 · 497 students
Demographics
English (4,488), Scottish (1,083) and Irish (992) form the traditional core, but Indian ancestry (491) is the fifth-largest group, and 45.3% were born overseas, 23.7 points above national. Gujarati (92), Afrikaans (75), Punjabi (55), Malayalam (53) and Hindi (37) as the top non-English languages signal strong South Asian and South African migration. University qualifications at 27.9% sit 2.2 points below national. Average household size of 3.1 is 0.6 above national, with couples with children (4,508) far outnumbering couples without (1,453). The median age of 35 is 5 years below national.
Age Distribution
Bedrooms
Dwelling Structure
96.1%
Houses
3.8%
Townhouse
0.1%
Apartment
Tenure
Owner-occupiers total 82.5% (20.4% outright + 62.1% mortgage), with the 62.1% mortgage share among the highest in this dataset. Renters at 17.4% are a minority. Stock is almost entirely detached houses at 96.1%, with 78.7% having 4+ bedrooms, typical of Perth's 2000s suburban expansion. Semi-detached at 3.8% and apartments at 0.1% are negligible. The estimated $527,000 median is accessible for the household income level. Turnover at 17.7% is moderate, and zero DAs suggest the suburb is fully built out with no infill opportunities.
Mortgage / mo
$2,000
Rent / wk
$430
HH Size
3.1
Personal Income / wk
$946
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.9%
Unoccupied
125
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
17.1%
Couples, no children
8,493
Total families
Economy & Employment
Healthcare dominates at 17.7% (597 workers), followed by Construction at 12.5%, Education at 10.8%, Mining at 7.3% and Retail at 7.2%. The 7.3% Mining share reflects Perth's FIFO employment pattern. Community/Personal services workers (659) rank third in occupations, higher than the national norm, consistent with the healthcare concentration. Unemployment at 4.2% is near the national average, and participation at 70.2% is well above average. The IER decile 10 confirms strong economic resources, while IEO decile 5 indicates average educational outcomes, a profile of trade-worker affluence.
Unemployment
2.5%
Labour Force
9,086
Unemployed
229
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.2%
Part-time
31.6%
Participation
70.2%
Employed
4,850
Occupations
Top Industries
University
27.9%
Postgraduate
4.9%
Born Overseas
45.3%
Dwellings
3,064
Transport to Work
Car driving at 88.2% dominates commuting, with public transport at 4.8% and walking/cycling at just 0.9%. The suburb has 2 government primary schools: Spring Hill Primary (ICSEA 1,028, 722 students) and Tapping Primary (ICSEA 1,023, 497 students), both above the 1,000 national benchmark. The IRSAD decile 7 and IRSD decile 8 indicate above-average socio-economic conditions. Rent-to-income at 18.2% and mortgage-to-income at 19.6% are both comfortably below stress thresholds, making the suburb financially accessible relative to its income levels.
Drive
88.2%
Public Transport
4.8%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+2.16%/yr
(+327 people/yr)
EstablishedPopulation grows at 2.16% per year (327 persons), driven by overseas migration averaging 224 net arrivals annually. Internal outflow of 46 per year is minor. The 8.2% ten-year change is moderate, and the suburb's trajectory shows aging: the senior share expanded 4.9 points while the young share contracted 3.8 points and working-age fell 1.7 points. Real income declined 5.0% over the decade, a signal that newer cohorts earn less than the original purchasers. Projections show growth from 15,927 in 2026 to 17,560 by 2031.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+224
Net Internal / yr
-46
Gentrification Signal
Early signs
Population +15% since 2011, Strong overseas inflow +224/yr, Accelerating: 4% → 11%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tapping compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tapping a good suburb to live in?
Tapping suits young families seeking large detached homes (96.1% houses, 78.7% with 4+ bedrooms) at an affordable $527,000 estimated median. Mortgage stress is low at 19.6% and the IRSAD decile 7 confirms above-average conditions. The tradeoff is limited public transport (4.8%) and high car dependence (88.2%).
What is the median house price in Tapping?
The estimated median is $527,000 (derived from 2025 rental data), with weekly rent at $430 and monthly mortgage repayments of $2,000. The mortgage-to-income ratio is 19.6%, well below the 30% stress threshold. This positions Tapping as affordable compared to Perth's inner suburbs.
What schools are in Tapping?
Tapping has 2 government primary schools: Spring Hill Primary School (ICSEA 1,028, 722 students) and Tapping Primary School (ICSEA 1,023, 497 students). Both exceed the national 1,000 ICSEA benchmark. No secondary school sits within the suburb boundaries.
Is Tapping safe?
Crime data is not available for Tapping. The IRSD decile 8 places it among the less disadvantaged suburbs nationally. The 82.5% owner-occupier rate and 4.2% unemployment are both indicators associated with lower crime. Retention at 82.3% suggests a stable, settled community.
Is Tapping good for property investment?
Gross yield is approximately 4.2% ($430/week on $527,000), competitive for Perth. Vacancy at 3.9% is balanced, and zero DAs suggest no new supply entering the market. However, the 17.4% renter share limits the tenant pool. Population growth at 2.16% per year provides underlying demand support.
How is Tapping's population changing?
Population grows at 2.16% per year (327 people), primarily through overseas migration averaging 224 arrivals annually. The 8.2% ten-year change is moderate. The suburb is aging: the senior share expanded 4.9 points over the decade. Projections show growth to 17,560 by 2031, up from about 15,154 in 2025.
What languages are spoken in Tapping?
Gujarati (92), Afrikaans (75), Punjabi (55), Malayalam (53) and Hindi (37) lead non-English languages. With 45.3% born overseas (23.7 points above national), the language mix reflects a migration shift from South African/European backgrounds toward South Asian communities.
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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