West Leederville
Sixty percent of West Leederville adults hold university qualifications, which is 30.6 points above the national figure, making it one of Perth's most credentialled suburbs. Household income sits in the 90.3rd percentile nationally, yet the median house price of $537,000 is far below inner-city premiums in Sydney or Melbourne, giving this 1.5 km2 suburb an unusual combination of high educational attainment and relative affordability. The population has grown 15.3% over the past decade, now sitting at 4,340, and overseas migration at 713 net arrivals per year continues to drive that expansion.
Population
4,340
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,383/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$537K
Estimated from rent (2025)
The median house price of $537,000 compares favourably against other high-income inner-Perth suburbs, with mortgage repayments averaging $2,276 per month. At that rate, mortgage-to-income sits at 22.1% of household income, well below the 30% stress threshold for a suburb where household incomes rank in the 90.3rd percentile nationally. The dwelling mix is evenly split: 50.1% are separate houses, 34.2% apartments and 15.7% semi-detached. Three-bedroom homes dominate at 36.3%, followed by two-bedroom at 27.9%, with 4-plus bedroom homes at 18.8%. Outright owners represent 27.5% and mortgage holders 32.7%, indicating active buyer participation rather than a static, debt-free ownership base.
For Buyers
The median house price of $537,000 compares favourably against other high-income inner-Perth suburbs, with mortgage repayments averaging $2,276 per month. At that rate, mortgage-to-income sits at 22.1% of household income, well below the 30% stress threshold for a suburb where household incomes rank in the 90.3rd percentile nationally. The dwelling mix is evenly split: 50.1% are separate houses, 34.2% apartments and 15.7% semi-detached. Three-bedroom homes dominate at 36.3%, followed by two-bedroom at 27.9%, with 4-plus bedroom homes at 18.8%. Outright owners represent 27.5% and mortgage holders 32.7%, indicating active buyer participation rather than a static, debt-free ownership base.
For Investors
Renters make up 39.8% of households, providing landlords with a deep and steady tenant pool driven by the high concentration of professionals and overseas arrivals. Weekly rent averages $400, and with the vacancy rate at 9.1% this is above typical Perth inner-suburb vacancy, suggesting some softness in the apartment segment which comprises 34.2% of stock. Overseas migration delivers a net 713 arrivals per year, while internal migration runs at negative 188, so net population growth of around 1.3% annually is sustained primarily by international inflows. Population is forecast to reach approximately 22,560 by 2029 at the SA2 level under medium projections, pointing to continued underlying demand for rental accommodation.
Demographics
The median age is 38, which is 2.0 years below the national figure, reflecting a younger professional skew. University qualifications reach 60.7%, which is 30.6 points above the national average, ranking West Leederville among Perth's most educated postcodes. Overseas-born residents account for 36.3%, which is 14.7 points above the national figure, consistent with the strong overseas migration inflow. Ancestry is predominantly English (1,581 residents), followed by Irish (561) and Scottish (495). The average household size of 2.2 is 0.3 below national, consistent with couples-without-children and smaller professional households that make up 34.1% of families. The volunteering rate of 23.8% points to an engaged, socially connected resident base.
Age Distribution
Bedrooms
Dwelling Structure
50.1%
Houses
15.7%
Townhouse
34.2%
Apartment
Tenure
West Leederville splits roughly into thirds: 27.5% own outright, 32.7% carry a mortgage and 39.8% rent. The relatively high renter share for a high-income suburb reflects the significant apartment stock at 34.2% and a mobile professional population with a turnover rate of 29.4%. Separate houses account for 50.1% of dwellings, giving buyers genuine access to freestanding property at a $537,000 median, which is well below comparable inner-city markets nationally. The bedroom profile centres on three-bedroom homes at 36.3%, with one-bedroom and studios at 17.1% catering to the single professional and student cohort. Rent-to-income at 16.8% is comfortably below the 30% stress threshold, indicating that renters here are not financially stretched relative to their incomes.
Mortgage / mo
$2,276
Rent / wk
$400
HH Size
2.2
Personal Income / wk
$1,368
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.1%
Unoccupied
186
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.1%
Couples, no children
2,995
Total families
Economy & Employment
Healthcare leads local employment at 22.2% of the workforce (464 workers), followed closely by Professional and Technical services at 17.8% (372 workers) and Education at 9.6% (201 workers). Mining accounts for 9.1% (190 workers), above the national average for inner suburbs, a function of West Leederville's Perth location where mining sector professionals are prevalent. By occupation, Professionals dominate with 1,157 workers, well ahead of Managers at 434, which aligns with the SEIFA IEO decile of 9, reflecting high education and occupational status. The unemployment rate is 3.5% and the full-time employment rate is 65.9%. The IRSAD decile of 9 confirms this is a high-advantage suburb nationally, while real incomes grew 3.2% over the decade.
Unemployment
3.9%
Labour Force
13,349
Unemployed
519
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.9%
Part-time
30.6%
Participation
68.4%
Employed
2,431
Occupations
Top Industries
University
60.7%
Postgraduate
18.3%
Born Overseas
36.3%
Dwellings
1,846
Transport to Work
Active transport use is notably high: 12.2% of residents walk or cycle to work, well above the national average, reflecting the compact 1.5 km2 footprint and proximity to Perth's CBD. Public transport accounts for 18.5% of commuter journeys, while 64.0% drive, below typical car-dependence in outer Perth suburbs. The IRSAD decile of 9 places West Leederville in the top advantage tier nationally, meaning low deprivation across income, education and employment measures. Only 5.0% of residents (205 people) need daily assistance, consistent with the younger median age of 38. No schools are recorded within the suburb boundary, so families rely on institutions in neighbouring suburbs, a trade-off typical of high-density inner Perth postcodes. The rent-to-income ratio of 16.8% keeps housing costs manageable for the majority of renters.
Drive
64.0%
Public Transport
18.5%
Walk / Cycle
12.2%
Work from Home
N/A
Population Forecast
+1.3%/yr
(+285 people/yr)
EstablishedWest Leederville's population grew 15.3% over the past decade and is forecast to continue expanding at roughly 1.3% per year, adding around 285 people annually. The primary growth driver is overseas migration at a net 713 arrivals per year, while net internal outflow of negative 188 suggests some residents are moving to outer suburbs. Gentrification signals are at an early stage with a score of 33, supported by population growth of 24% since 2011 and accelerating overseas inflows. The affordability trend is improving, moving from 36.1% in 2011 to 28.4% in 2021, which is below the 30% stress threshold and below many comparable inner suburbs nationally. Medium forecasts project the SA2 population reaching 22,845 by 2030.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+713
Net Internal / yr
-188
Gentrification Signal
Early signs
Population +24% since 2011, Net internal outflow -188/yr, Strong overseas inflow +713/yr, Accelerating: 5% → 17%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Leederville compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is West Leederville a good suburb to live in?
West Leederville ranks in IRSAD decile 9 nationally, placing it in the top advantage tier. Household income sits in the 90.3rd percentile, university qualifications reach 60.7% and the mortgage-to-income ratio is 22.1%, well below the 30% stress threshold. Active transport use is high at 12.2%, and only 5.0% of residents need daily assistance.
What is the median house price in West Leederville?
The median house price is estimated at $537,000 (2025), with monthly mortgage repayments averaging $2,276. Weekly rent averages $400. Mortgage-to-income sits at 22.1% and rent-to-income at 16.8%, both below stress thresholds for this high-income suburb.
What schools are in West Leederville?
No schools are recorded within the West Leederville suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. Despite this, 60.7% of adult residents hold university qualifications, which is 30.6 points above the national average, reflecting a highly educated population.
Is West Leederville safe?
Detailed crime statistics are not available for West Leederville in this dataset. As an indirect indicator, the suburb scores IRSAD decile 9 nationally, placing it in the top advantage tier for low disadvantage. Only 5.0% of its 4,340 residents need daily assistance, consistent with a low-disadvantage, high-income area.
Is West Leederville good for property investment?
Renters make up 39.8% of households, above average for inner Perth, supporting consistent tenant demand. Weekly rent averages $400 against a $537,000 median. The vacancy rate of 9.1% is elevated, particularly in the 34.2% apartment segment. Overseas migration adds 713 net arrivals per year, providing ongoing rental demand. Population grew 15.3% over the past decade.
How is West Leederville's population changing?
The population of 4,340 has grown 15.3% over the past decade, growing at roughly 1.3% per year. Overseas migration drives this growth at a net 713 arrivals annually, while net internal outflow runs at negative 188. Forecasts project continued growth to approximately 22,845 at the SA2 level by 2030 under medium projections.
What languages are spoken in West Leederville?
About 36.3% of residents were born overseas, which is 14.7 points above the national figure. The most common non-English languages are Italian (35 speakers), Mandarin (27), French (20), Nepali (17) and Portuguese (14), reflecting a cosmopolitan but English-dominant resident mix.
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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