Watermans Bay
With a median age of 49, Watermans Bay sits 9 years above the national figure, making it one of Perth's most established owner-occupier pockets. Household income lands at the 83.4th percentile nationally, yet the suburb holds just 1,369 residents across 1.22 square kilometres, giving it a density of 1,125 people per km2 that keeps the streetscape uncrowded. University qualifications reach 48%, some 17.9 percentage points above the national average, concentrated in a workforce skewing toward Professionals and Managers. Rent growth of 22.7% over the decade signals tightening supply in a small, geographically bounded suburb where outright owners account for 48.1% of households.
Population
1,369
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$2,190/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$620K
Estimated from rent (2025)
The median house price is estimated at $620,000, with monthly mortgage repayments averaging $2,934, producing a mortgage-to-income ratio of 30.9%, above the standard 30% stress threshold. Separate houses make up 67.5% of stock and semi-detached dwellings 29.6%, leaving apartments at just 2.9%. The bedroom distribution skews large: 42.5% of dwellings have 4 or more bedrooms and 37.3% have 3. Outright owners at 48.1% outnumber mortgage holders at 31.9%, indicating that much of the housing is held by long-term residents rather than recent buyers entering at today's prices.
For Buyers
The median house price is estimated at $620,000, with monthly mortgage repayments averaging $2,934, producing a mortgage-to-income ratio of 30.9%, above the standard 30% stress threshold. Separate houses make up 67.5% of stock and semi-detached dwellings 29.6%, leaving apartments at just 2.9%. The bedroom distribution skews large: 42.5% of dwellings have 4 or more bedrooms and 37.3% have 3. Outright owners at 48.1% outnumber mortgage holders at 31.9%, indicating that much of the housing is held by long-term residents rather than recent buyers entering at today's prices.
For Investors
Renters account for 20.0% of households, below the national average, reflecting a tightly held owner-occupier suburb. Weekly rent of $410 against a $620,000 median implies a gross yield around 3.4%. The vacancy rate of 11.1% is elevated, suggesting soft rental demand. Development activity is low at 6 applications in the past 12 months, mostly additions and alterations rather than new supply. Overseas migration averages 124 arrivals a year, the primary driver of population change, while internal migration adds 23. Rent growth of 22.7% over the decade exceeded real income growth of 5.9%, a sign that supply has not kept pace with demand.
Development Activity
Total DAs
7
Last 12 Months
7
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
Demographics
The median age of 49 is 9 years above the national figure, confirmed by a senior share that rose 6.1 points while the working-age share fell 5.5 points over the decade. Overseas-born residents at 25.5% are 3.9 percentage points above national. Ancestry leans Anglo-Celtic, led by English (678 residents), Irish (180) and Scottish (148), with Italian (90) fourth. University qualifications at 48% run 17.9 percentage points above the national average. Average household size is 2.4, slightly below national, consistent with the couples-without-children profile: 37.4% of families are couples without children.
Age Distribution
Bedrooms
Dwelling Structure
67.5%
Houses
29.6%
Townhouse
2.9%
Apartment
Tenure
Tenure skews heavily toward ownership: 48.1% own outright and 31.9% carry a mortgage, while only 20.0% rent, well below national norms. Separate houses make up 67.5% of stock, semi-detached 29.6%, and apartments just 2.9%. Bedroom sizes lean large, with 42.5% of dwellings having 4 or more bedrooms and 37.3% having 3. The mortgage-to-income ratio of 30.9% is above the 30% stress threshold, while rent-to-income at 18.7% stays below stress levels. Low DA activity (6 applications in 12 months) means the housing stock is not expanding to match the 15% population growth recorded over the decade.
Mortgage / mo
$2,934
Rent / wk
$410
HH Size
2.4
Personal Income / wk
$1,085
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
68
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.4%
Couples, no children
1,109
Total families
Economy & Employment
Education is the largest employer at 17.3% of workers (79 residents), followed by Professional and Technical services at 13.8% (63) and Healthcare at 13.3% (61). Mining at 7.0% (32) reflects Perth's broader resource-sector base, higher than the national average. Professionals (238) lead by occupation, ahead of Managers (122) and Clerical and Admin (88). Unemployment is low at 3.4% and the full-time rate is 56.7%. Participation at 56.2% is below what household income at the 83.4th percentile might suggest, because the aging profile leaves 433 residents not in the labour force.
Unemployment
1.2%
Labour Force
5,102
Unemployed
61
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.7%
Part-time
39.9%
Participation
56.2%
Employed
628
Occupations
Top Industries
University
48.0%
Postgraduate
11.2%
Born Overseas
25.5%
Dwellings
544
Transport to Work
Car dependence is high: 90.8% of residents drive to work, while only 3.1% use public transport and 0.9% walk or cycle, above the national reliance on cars. No schools are recorded within the 1.22 square kilometre boundary, so families depend on institutions in adjacent suburbs. Crime statistics are not available in the current dataset. Volunteering at 22.2% is high relative to national rates, consistent with a settled, older owner-occupier community. The need-for-assistance rate is 3.6% (47 residents), moderate given the median age of 49. Rent-to-income at 18.7% stays below the 30% stress threshold, and household income at the 83.4th percentile nationally points to a low-disadvantage environment.
Drive
90.8%
Public Transport
3.1%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
+0.99%/yr
(+89 people/yr)
EstablishedPopulation grows at 0.99% annually, adding roughly 89 persons per year. The broader SA2 area expanded from 8,566 in 2023 to 8,951 in 2025, and medium-scenario forecasts project it reaching 9,300 by 2031. Overseas migration contributes 124 net arrivals per year, above what internal migration adds at 23, making international demand the key growth lever. The gentrification score of 22 signals early transition: population is up 20% since 2011 and the professional share has risen from 7% to 12%, higher than a decade ago. Affordability improved from 39.9% in 2011 to 37.6% in 2021, a modest but positive trend compared to the national direction of worsening affordability.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+124
Net Internal / yr
+23
Gentrification Signal
Early signs
Population +20% since 2011, Accelerating: 7% → 12%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Watermans Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Watermans Bay a good suburb to live in?
Watermans Bay suits established owner-occupiers well. Household income sits at the 83.4th percentile nationally, 48% of residents hold university qualifications (17.9 points above national), and 48.1% own their homes outright. The main trade-off is high car dependence at 90.8% of commuters, with limited public transport at 3.1%.
What is the median house price in Watermans Bay?
The median house price is estimated at $620,000 (2025). Monthly mortgage repayments average $2,934, giving a mortgage-to-income ratio of 30.9%, which exceeds the standard 30% stress threshold. Weekly rent averages $410 for the 20% of households who rent.
What schools are in Watermans Bay?
No schools are recorded inside the Watermans Bay boundary in this dataset. Families rely on schools in nearby suburbs. The suburb has a highly educated resident base, with 48% holding university qualifications, which is 17.9 percentage points above the national figure.
Is Watermans Bay safe?
Detailed crime statistics are not available for Watermans Bay in this dataset. As contextual indicators, the suburb has household incomes at the 83.4th percentile nationally, a low unemployment rate of 3.4%, and a volunteering rate of 22.2%, all consistent with a low-disadvantage, socially cohesive area.
Is Watermans Bay good for property investment?
The rental market is limited: only 20% of households rent, and the vacancy rate is elevated at 11.1%, suggesting soft rental demand. Weekly rent of $410 against a $620,000 median implies a gross yield around 3.4%. However, rent growth of 22.7% over the decade outpaced real income growth of 5.9%, indicating tightening supply over time.
How is Watermans Bay's population changing?
Population is growing at 0.99% per year, adding around 89 residents annually. Overseas migration is the primary driver at 124 net arrivals a year, with internal migration adding 23. The suburb has grown 15% over 10 years. The trajectory is aging, with the senior share rising 6.1 points and the working-age share falling 5.5 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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