Waroona
At 240 square kilometres with just 2,868 residents, Waroona carries a density of 11.9 persons per km2, which is well below the national average for settled communities. The median age of 48 sits 8 years above the national figure, making this one of WA's more distinctly mature-resident towns. Household income lands at the 28th percentile nationally, yet housing costs remain affordable relative to that income: rent-to-income at 21.4% and mortgage-to-income at 27.7% both fall below stress thresholds. A 16.2% vacancy rate and a $360,000 median house price underline an affordable, low-density market shaped by an aging, established population.
Population
2,868
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,264/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$360K
Estimated from rent (2025)
The median house price of $360,000 places Waroona among WA's more affordable regional towns, well below the Perth metropolitan median. Separate houses dominate at 90.6% of dwellings, meaning buyers get predominantly standalone stock with large lots common across the 240 km2 area. The bedroom mix favours larger homes: 4-plus bedroom dwellings account for 46.2% of stock and 3-bedroom homes a further 37.6%, which is skewed toward families compared to many smaller WA towns. Monthly mortgage repayments average $1,517, and the mortgage-to-income ratio of 27.7% sits below the 30% stress threshold, indicating purchases remain serviceable against local incomes. Outright owners at 44.7% significantly outnumber mortgage holders at 35.3%, pointing to a settled base of debt-free owner-occupiers rather than an active churn of new buyers.
For Buyers
The median house price of $360,000 places Waroona among WA's more affordable regional towns, well below the Perth metropolitan median. Separate houses dominate at 90.6% of dwellings, meaning buyers get predominantly standalone stock with large lots common across the 240 km2 area. The bedroom mix favours larger homes: 4-plus bedroom dwellings account for 46.2% of stock and 3-bedroom homes a further 37.6%, which is skewed toward families compared to many smaller WA towns. Monthly mortgage repayments average $1,517, and the mortgage-to-income ratio of 27.7% sits below the 30% stress threshold, indicating purchases remain serviceable against local incomes. Outright owners at 44.7% significantly outnumber mortgage holders at 35.3%, pointing to a settled base of debt-free owner-occupiers rather than an active churn of new buyers.
For Investors
Rental demand in Waroona is thin relative to the dwelling stock. Only 20% of residents rent, weekly rents average $270, and the vacancy rate of 16.2% is high, suggesting supply runs ahead of tenant demand. Against a $360,000 median, $270 weekly rent implies a gross yield around 3.9%, reasonable on paper but undermined by that vacancy level. Net internal migration averages 56 persons per year, balanced by approximately 12 from overseas, keeping population growth at 1.16% annually. Forecast population rises from around 4,665 in 2025 to roughly 4,921 by 2031 under the medium scenario, a modest but consistent trajectory. Rent grew 30% over the tracked period, which is a positive signal for landlords already holding stock, though the high vacancy rate suggests new investment enters a competitive rental pool.
Schools in Waroona iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's School
PP-6 · 164 students
Waroona District High School
K-10 · 298 students
Demographics
The median age of 48 is 8 years above the national figure, and the trend confirms this is accelerating: the senior share rose 8.5 points while the working-age share fell 2.5 points over the decade. English ancestry leads at 1,286 residents, followed by Italian (360) and Scottish (289), reflecting a predominantly Anglo-Celtic heritage community. Overseas-born residents at 19% are 2.6 percentage points below the national figure, and Italian is the only non-English language recorded with meaningful scale at 46 speakers. University qualifications reach only 10.9%, which is 19.2 percentage points below the national rate, consistent with the town's blue-collar employment profile. Average household size is 2.4, marginally below national. Volunteering is notably high at 23.2%, suggesting strong civic participation despite modest formal qualification levels.
Age Distribution
Bedrooms
Dwelling Structure
90.6%
Houses
8.3%
Townhouse
N/A
Apartment
Tenure
Ownership rates in Waroona are high by national standards: 44.7% own outright and 35.3% carry a mortgage, leaving only 20% renting, well below the national rental share. Separate houses make up 90.6% of stock and semi-detached dwellings 8.3%, so unit or apartment supply is negligible. Four-plus bedroom homes at 46.2% of dwellings dominate, a higher share than most metropolitan suburbs, reflecting the rural-residential character across the large 240 km2 area. The median house price of $360,000 is accompanied by a mortgage-to-income ratio of 27.7%, below the 30% stress threshold, and rent-to-income of 21.4%, both indicating housing costs remain manageable against local incomes at the 28th household income percentile nationally. The 16.2% vacancy rate is the standout risk factor for the housing market.
Mortgage / mo
$1,517
Rent / wk
$270
HH Size
2.4
Personal Income / wk
$615
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
16.2%
Unoccupied
213
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.4%
Couples, no children
2,132
Total families
Economy & Employment
Manufacturing leads local employment at 15.8% of workers (101 people), followed by Mining at 14.7% (94) and Healthcare at 12.5% (80), with Construction at 11.9% (76) and Education at 9.1% (58) rounding out the top five. By occupation, Machinery and Drivers is the single largest group at 209 workers, followed by Labourers (152) and Managers (126), a profile consistent with extractive and industrial employment rather than professional services. The unemployment rate of 7.9% is elevated compared to national benchmarks, and the participation rate of 48.1% is low, in part because 931 residents are not in the labour force, reflecting the older demographic. SEIFA scores indicate relative disadvantage: IRSD and IRSAD both sit at decile 2 nationally, meaning Waroona ranks near the bottom 20% on relative disadvantage measures, while the IEO decile of 1 places it in the lowest educational opportunity tier nationally.
Unemployment
5.5%
Labour Force
2,356
Unemployed
130
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.9%
Part-time
30.2%
Participation
48.1%
Employed
1,053
Occupations
Top Industries
University
10.9%
Postgraduate
1.2%
Born Overseas
19.0%
Dwellings
1,099
Transport to Work
Car dependence in Waroona is near-total: 87.4% of residents drive to work, public transport is used by only 1.9%, and 4.5% walk or cycle. This reflects the rural scale of the suburb rather than poor infrastructure. No schools are recorded within the dataset for Waroona, so families with school-age children rely on nearby towns. Crime statistics are not available in this dataset, limiting direct safety comparisons. Indirect indicators suggest moderate disadvantage: IRSAD sits at decile 2 nationally, placing Waroona in the lower fifth for socioeconomic advantage, and 6.6% of residents (173 people) require daily assistance. Housing stress is contained, with both rent-to-income at 21.4% and mortgage-to-income at 27.7% below the 30% threshold, meaning most households can meet housing costs without financial strain.
Drive
87.4%
Public Transport
1.9%
Walk / Cycle
4.5%
Work from Home
N/A
Population Forecast
+1.16%/yr
(+54 people/yr)
EstablishedPopulation rose from 4,468 in 2023 to 4,665 in 2025 and is forecast to reach 4,921 by 2031 at 1.16% annually, above the rate typical for comparable WA regional towns in decline. Migration is balanced: internal migration adds 56 persons per year and overseas migration 12, with no dominant single driver. Over the decade, population rose 18.1% and rent grew 30%, both outpacing real income growth of 1.0%, compressing affordability modestly from 40.1% to 41.9%. The gentrification score of 15 classifies Waroona as not gentrifying, which is below the threshold for investment-driven change. The aging trajectory, with the senior share up 8.5 points and the young adult share down 3.9 points, remains the structural constraint on demand for new housing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+12
Net Internal / yr
+56
Gentrification Signal
Not gentrifying
Population +25% since 2011, Net internal migration +56/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Waroona compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Waroona a good suburb to live in?
Waroona suits buyers seeking affordable, large-lot housing with a settled community. The median house price of $360,000 is well below metropolitan Perth, and housing cost ratios are below stress thresholds. The main trade-offs are an IRSAD decile of 2, placing it in the lower 20% nationally for socioeconomic advantage, limited public transport, and no schools recorded within the suburb boundary.
What is the median house price in Waroona?
The median house price in Waroona is $360,000, estimated from 2025 rental data. Weekly rent averages $270 and monthly mortgage repayments run approximately $1,517, producing a mortgage-to-income ratio of 27.7%, which is below the 30% stress threshold.
What schools are in Waroona?
No schools are recorded within the Waroona suburb boundary in this dataset. Families rely on schools in nearby towns. The suburb's university qualification rate is 10.9%, which is 19.2 percentage points below the national figure, consistent with a regional blue-collar community.
Is Waroona safe?
Crime statistics are not available for Waroona in this dataset. As a proxy, the IRSAD score places the suburb at decile 2 nationally, in the lower fifth for socioeconomic advantage, and 6.6% of residents (173 people) require daily assistance. Housing stress indicators are contained, with rent-to-income at 21.4% below stress levels.
Is Waroona good for property investment?
At $360,000 median and $270 weekly rent, the gross yield is approximately 3.9%, but the 16.2% vacancy rate is high and indicates rental supply exceeds current demand. Rent grew 30% over the tracked period, supporting landlords already holding stock. Population growth of 1.16% per year and forecast gains to 4,921 by 2031 provide a modest demand floor.
How is Waroona's population changing?
Population grew from 4,468 in 2023 to 4,665 in 2025 and is forecast to reach approximately 4,921 by 2031, growing at 1.16% per year. The 10-year change is 18.1%. Net internal migration adds 56 persons per year and overseas migration 12, but the suburb is aging, with the senior share up 8.5 points and young adult share down 3.9 points over the decade.
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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