West Busselton
A 14.6% vacancy rate and 38.5% outright ownership rate define West Busselton as a coastal retirement town with significant holiday housing stock. The median age of 46 is 6 years above the national figure, and university attainment at 20.5% falls nearly 10 percentage points below the national average. Despite this, mortgage stress has breached the 30% threshold at 31.7% of household income, making West Busselton one of the few regional WA suburbs where mortgage holders face genuine affordability pressure at current interest rates.
Population
8,869
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,185/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$421K
Estimated from rent (2025)
The estimated median of $421,000 is accessible compared to Perth's metro pricing, but the 31.7% mortgage-to-income ratio flags genuine stress for buyers at current rates. Three-bedroom (41.1%) and four-plus bedroom (41.4%) homes split the stock evenly, and 85.7% of dwellings are detached. The 13.9% semi-detached share is higher than typical for regional WA, providing some townhouse and villa options. With 5.5% of commuters walking or cycling, the suburb's layout allows non-car access better than most regional centres. No schools sit within West Busselton's boundaries.
For Buyers
The estimated median of $421,000 is accessible compared to Perth's metro pricing, but the 31.7% mortgage-to-income ratio flags genuine stress for buyers at current rates. Three-bedroom (41.1%) and four-plus bedroom (41.4%) homes split the stock evenly, and 85.7% of dwellings are detached. The 13.9% semi-detached share is higher than typical for regional WA, providing some townhouse and villa options. With 5.5% of commuters walking or cycling, the suburb's layout allows non-car access better than most regional centres. No schools sit within West Busselton's boundaries.
For Investors
The 14.6% vacancy rate is one of the highest in the Busselton region, driven by holiday lettings and seasonal occupancy. Only 30% of residents rent, and weekly rent at $340 gives a gross yield around 4.2% against the $421,000 estimated median. Rent-to-income at 28.7% sits just below stress levels. The 22.3% population turnover rate indicates moderate churn. With no development applications lodged in the past 12 months, new supply is not an immediate concern, but it also signals limited investor-grade activity.
Demographics
English ancestry leads strongly at 4,438 people (roughly half the population), followed by Irish (943) and Scottish (925). Only 18.3% were born overseas, about 3 points below the national average, making West Busselton one of the more Anglo-leaning suburbs in WA. The median age of 46 is 6 years above the national figure. Average household size of 2.3 is below the national 2.5, consistent with the high share of couples without children (34.7% of families). The 6.5% needing assistance is above the national rate, reflecting the older demographic.
Age Distribution
Bedrooms
Dwelling Structure
85.7%
Houses
13.9%
Townhouse
0.1%
Apartment
Tenure
Outright ownership at 38.5% is significantly higher than the national average, with 31.5% carrying mortgages and 30.0% renting. Three-bedroom and four-plus bedroom homes each account for roughly 41% of stock. The estimated median of $421,000 keeps entry costs low for the South West WA corridor, though mortgage stress at 31.7% exceeds the commonly cited 30% threshold. Household income at $1,185 weekly places the suburb in the 24th percentile nationally, which explains why even a sub-$500,000 price point creates repayment strain.
Mortgage / mo
$1,625
Rent / wk
$340
HH Size
2.3
Personal Income / wk
$660
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
14.6%
Unoccupied
625
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.7%
Couples, no children
6,454
Total families
Economy & Employment
Healthcare (20.1%), education (11.9%), and construction (11.3%) are the top 3 employers, together accounting for over 43% of jobs. Hospitality at 8.2% reflects the tourist economy. The full-time rate of 56.3% is well below the national average, partly because 2,874 residents are not in the labour force. Unemployment at 4.1% is low, but participation at 51.8% tells a clearer story: nearly half the adult population is retired or not seeking work. Labourers (518) outnumber managers, a pattern that distinguishes West Busselton from WA's mining-income suburbs.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.3%
Part-time
39.6%
Participation
51.8%
Employed
3,667
Occupations
Top Industries
University
20.5%
Postgraduate
3.3%
Born Overseas
18.3%
Dwellings
3,638
Transport to Work
No schools are located within West Busselton, so families rely on Busselton's central schools. Public transport usage is minimal at 1.4%, with 85.6% driving. However, the 5.5% walking and cycling rate is above the national average, reflecting the suburb's flat, compact coastal layout. The 22.3% volunteering rate is well above the national figure, consistent with retiree communities where residents have time to contribute. No SEIFA data is available for this area. The 6.5% of residents needing daily assistance is higher than the national rate.
Drive
85.6%
Public Transport
1.4%
Walk / Cycle
5.5%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Busselton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is West Busselton a good suburb to live in?
West Busselton suits retirees and lifestyle buyers, with 38.5% owning outright and an estimated median of $421,000. The 5.5% walking/cycling rate is above the national average. However, there are no local schools, and public transport usage is only 1.4%, making a car essential for most daily needs.
What is the median house price in West Busselton?
The estimated median is $421,000 based on 2025 rental data. Mortgage stress at 31.7% of household income exceeds the 30% threshold, because household incomes sit in the 24th percentile nationally at $1,185 per week.
What schools are in West Busselton?
No schools are located within West Busselton's boundaries. Families access schools in central Busselton. The absence of local schools is consistent with the suburb's demographic profile: a median age of 46, and 34.7% of families being couples without children.
Is West Busselton safe?
No suburb-level crime data is available for West Busselton. The high 38.5% outright ownership rate and 77.7% residential stability suggest a settled community. The 20.5% born overseas is close to the national average, and the low 4.1% unemployment rate is a positive indicator.
Is West Busselton good for property investment?
The 14.6% vacancy rate is a significant risk factor driven by holiday and seasonal housing. Weekly rent of $340 against a $421,000 estimated median gives a gross yield around 4.2%. No development applications were lodged in 12 months, so new supply pressure is minimal, but tenant demand is seasonal.
How is West Busselton's population changing?
The median age of 46 is 6 years above the national figure, and the aging trend continues with a high proportion of retirees. The 22.3% turnover rate and zero recent development applications suggest stable but slow population dynamics. Mortgage affordability has improved from 53.7% of income in 2011 to 43.4% in 2021.
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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