West Leederville
At 2,899.9 residents per sq km, West Leederville packs 4,340 people into just 1.5 sq km, while household income ranks at the 90.3rd percentile. The suburb has a highly educated profile: 60.7% hold a university qualification, 30.6 percentage points above the national rate, and 36.3% were born overseas, 14.7 points above national. That compact, high-income base supports a more urban housing mix than nearby Wembley, while Leederville and Subiaco provide useful lifestyle comparisons. A median age of 38, 39.4% renting and 34.2% apartments point to a mobile market shaped by professionals, smaller households and compact inner-suburban living.
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
West Leederville suits buyers who value established urban living but can accept a mixed dwelling market. Separate houses make up 50.1%, apartments 34.2% and semi-detached homes 15.7%, so the choice is broader than a conventional detached-house suburb. Two- and three-bedroom dwellings account for 64.2% combined, while 17.1% have zero or one bedroom and 18.8% have four or more. A monthly mortgage benchmark of $2,276 sits alongside a mortgage-to-income ratio of 22.1%, and rent is $400 a week. Mortgage stress is not flagged, which helps explain why households can weigh location and dwelling type rather than stretching only for extra bedrooms. Compare renovated houses with apartments carefully because upkeep, strata costs and resale appeal can differ.
For Buyers
West Leederville suits buyers who value established urban living but can accept a mixed dwelling market. Separate houses make up 50.1%, apartments 34.2% and semi-detached homes 15.7%, so the choice is broader than a conventional detached-house suburb. Two- and three-bedroom dwellings account for 64.2% combined, while 17.1% have zero or one bedroom and 18.8% have four or more. A monthly mortgage benchmark of $2,276 sits alongside a mortgage-to-income ratio of 22.1%, and rent is $400 a week. Mortgage stress is not flagged, which helps explain why households can weigh location and dwelling type rather than stretching only for extra bedrooms. Compare renovated houses with apartments carefully because upkeep, strata costs and resale appeal can differ.
For Investors
West Leederville has an income-and-rental profile worth examining, but the investment case is more dependent on tenant demand than on a visible development pipeline. Rent is $400 a week, 39.4% of households rent, and vacancy is 9.1%, making careful letting assumptions important. Development activity is recorded at 0 projects in the past 12 months, so new supply is not the immediate driver. Forecast growth is 1.3% annually, with overseas migration the primary driver, while rent growth is 0.0%. That combination favours careful asset selection, realistic vacancy allowances and attention to apartment competition rather than assuming automatic capital growth. A 22.1% mortgage-to-income ratio and 90.3rd-percentile household income support resilience, but they do not remove holding-cost risk.
Demographics
West Leederville is younger and more highly educated than the national profile: median age is 38, two years below national, while university participation is 60.7%, 30.6 percentage points above national. Overseas-born residents make up 36.3%, 14.7 points above the national share, with English, Irish, Scottish and Italian among the leading ancestries at 1,581, 561, 495 and 282 people. No religion is the largest reported affiliation at 2,199, ahead of Christianity at 1,523. Because average household size is 2.2, 0.3 below national, smaller households help explain the strong demand for apartments and two-bedroom homes. The profile is more professional and internationally connected than nearby Wembley, while Leederville offers a similar inner-suburban comparison point.
Age Distribution
Bedrooms
Dwelling Structure
50.1%
Houses
15.7%
Townhouse
34.2%
Apartment
Tenure
West Leederville's tenure mix is more renter-oriented than its ownership split suggests: 39.4% rent, compared with 32.5% paying a mortgage and 27.3% owning outright. Separate houses are 50.1% of dwellings, versus 34.2% apartments and 15.7% semi-detached homes, creating a broader mix than in a single-format suburb. The stock leans toward practical urban sizes, with 36.3% three-bedroom and 27.9% two-bedroom homes; 17.1% are studios or one-bedroom and 18.8% have four or more bedrooms. Rent is $400 weekly, while the mortgage benchmark is $2,276 monthly and mortgage-to-income is 22.1%. Because tenure and dwelling type pull in different directions, compare total occupancy cost, strata exposure and renovation needs when weighing West Leederville against apartment-heavy Leederville or larger-lot Wembley.
Mortgage / mo
$2,276
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
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
38.8%
Couples with children
46.8%
Couples, no children
12.5%
Single parent
1,129
Total families
Economy & Employment
West Leederville's labour market is anchored by healthcare, which accounts for 22.2% of industry employment and 464 workers, followed by professional and technology services at 17.8% and 372, education at 9.6% and 201, mining at 9.1% and 190, and public administration at 6.0% and 125. Professionals number 1,157 and managers 434, reinforcing a knowledge-heavy base. Participation is 72.2%, unemployment 3.3%, and full-time employment 62.4%, supporting household income at the 90.3rd percentile. SEIFA results are strong but uneven: IEO decile 9, IRSAD decile 9 and IRSD decile 8 sit above IER decile 6, indicating educational and occupational advantage is higher than direct economic-resources advantage. That gap matters because asset wealth can vary within a high-income professional suburb.
Unemployment
3.3%
Labour Force
2,659
Unemployed
89
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.4%
Part-time
32.2%
Participation
72.2%
Employed
2,570
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
60.7%
Postgraduate
18.3%
Born Overseas
36.3%
Dwellings
1,846
Transport to Work
Life in West Leederville is shaped by a compact 1.5 sq km footprint and density of 2,899.9 people per sq km. Travel is mixed rather than car-free: 55.7% drive, 16.1% use public transport, 10.6% walk or cycle, and 13.0% work from home. That range of routines suits residents who want urban convenience but still need regular vehicle access. School decisions should be made by exact address, with families comparing current options across West Leederville, Leederville and Subiaco and confirming enrolment zones and places. Social indicators are favourable, with IRSAD decile 9, IRSD decile 8 and volunteering at 23.8%, while 5.0% need assistance. Compared with lower-advantage areas, these measures suggest stronger access to resources, although street-level traffic, noise and parking should still be checked.
Drive
55.7%
Public Transport
16.1%
Walk / Cycle
10.6%
Work from Home
13.0%
Population Forecast
+1.3%/yr
(+285 people/yr)
EstablishedWest Leederville has an established outlook, with forecast growth of 1.3% annually and overseas migration identified as the primary driver. Across the wider area, population change over 10 years is 15.3%, while the forecast shift is Mixed rather than uniformly accelerating. Gentrification is assessed at a score of 33 and stage Early signs, signalling selective change rather than a wholesale reset. Affordability improved from 36.1 in 2011 to 28.4 in 2021, and real income growth is 3.2%, which can help existing households absorb higher costs. The senior share rose 3.0 points while the working share fell 1.3 points, so the trajectory is more layered than a simple young-professional story. Growth should therefore be considered alongside migration, tenure and dwelling mix because new demand may not translate evenly across houses and apartments.
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?
Yes, it can suit households seeking a compact inner-suburban setting, strong incomes and varied housing. Density is 2,899.9 people per sq km, household income is at the 90.3rd percentile, and public transport use is 16.1%. Check parking, noise, dwelling condition and the exact school or enrolment position because experiences vary between streets and property types.
What is the median house price in West Leederville?
There is no single current median that represents every dwelling type in West Leederville. Separate houses account for 50.1% of dwellings, apartments 34.2% and semi-detached homes 15.7%. Compare recent sales by property type, bedroom count and condition, then test the result against the $2,276 monthly mortgage benchmark and $400 weekly rent.
What schools are in West Leederville?
School access depends on the exact address and enrolment zone. Compare nearby options in West Leederville, Leederville and Subiaco, confirm the relevant catchment and sector, and check current places before signing a lease or contract. The suburb covers 1.5 sq km, but boundary rules can still change the practical choice.
Is West Leederville safe?
Safety should be assessed at street level rather than inferred from density or age alone. West Leederville has 2,899.9 people per sq km and a median age of 38, so inspect lighting, traffic, parking and evening activity in the exact pocket. Compare recent incidents with Leederville and Subiaco, and visit at different times before deciding.
Is West Leederville good for property investment?
It can be suitable for investment, but the numbers favour selectivity. Renting is 39.4%, rent is $400 a week and vacancy is 9.1%, while development activity is 0 projects over 12 months. Forecast growth is 1.3% annually, driven by overseas migration, so investors should stress-test vacancy, strata and maintenance rather than assume demand guarantees returns.
How is West Leederville's population changing?
West Leederville has 4,340 residents today, with forecast growth of 1.3% a year across the wider area. Overseas migration is the primary driver, and 10-year population change is 15.3%. The forecast trajectory is Mixed, while gentrification is at score 33 and stage Early signs, indicating ongoing but uneven change rather than a uniform surge.
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 education open registers (school locations), 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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