Bayswater (WA)
WABayswater (WA) is a growing suburb in WA with 15,288 residents.
- SAL code
- 50083
- SA2
- 504011045
- Population
- 15,288
Bayswater (WA), WA had 15,288 residents at the 2021 Census, with the broader statistical area showing a 8.3% growth over the last five years. The predominant age group is 35-44 years, and the median age sits at 39. Households are most often couples with children, and those with a mortgage repay a median of $2,000 a month. Around 69.5% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 41.6%. Most dwellings are separate houses, making up 80.2% of the suburb's housing stock. The suburb has 38 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Bayswater (WA), WA at a glance
Bayswater is an inner-northeast Perth suburb ~7 km from the CBD on the Swan River, in the City of Bayswater. Predominantly low-density single-family houses with rising mid-rise apartment infill around the new METRONET station precinct. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle, and council pipeline.
For homebuyers
Bayswater offers a genuinely walkable inner-suburb feel without inner-suburb prices for the equivalent block. Streets are a mix of post-war character homes on full blocks, newer infill townhouses, and apartment buildings clustered around the rail line. The suburb hugs the Swan River — Riverside Gardens, Hinds Reserve and the flat 3 km cycle loop near the station are the main outdoor anchors, and the City of Bayswater Skate Park has WA's largest half pipe. The new $253M Bayswater Station (opened December 2024 with the Morley-Ellenbrook Line) is the centrepiece: four platforms, three connecting lines, retail, and 4,300 m² of new gardens. Mt Lawley cafes are a flat 10-minute pedal away; Morley Galleria is ~3 km. Notable schools include Bayswater Primary (in-suburb), St Columba's, Hampton Senior High and John Forrest Secondary College. In short: a riverside inner suburb with character stock, strong cafe-and-train access, and serious infrastructure tailwind from the new station precinct.
For investors
Bayswater is a capital-growth story with thin yields. Median house sale $1.08M / unit $520K; rent $750/wk (houses) and $615/wk (units) → 3.57% / 5.42% gross yield (Your Investment Property May 2026). 12-month house growth +21.62%; +5.88% in the latest quarter. Days-on-market 12 (houses), 9 (units). 301 house + 66 unit sales in 12 months — a deep, liquid market. REIWA's 12-months-to-April-2026 read shows median house at $1.2M (+24.4% YoY).
Strengths
- Strong recent capital growth (~+21-24% YoY houses) from a base lifted by the new METRONET station precinct.
- Deep transaction market (~367 sales/yr across houses + units) makes entry and exit straightforward.
- Fast leasing velocity — ~9-12 days on market and sub-1% vacancy keeps rent rolls full.
- Unit yields ~5.42% on $520K medians offer a more accessible cashflow entry than the $1M+ house market.
Trade-offs
- House gross yield ~3.57% — below Perth metro median; this is a growth play, not a cashflow one.
- Apartment supply around the Bayswater + Meltham station precincts is a contentious local issue; near-term unit pipeline could pressure unit rents and growth.
- Entry price ~$1.08M for houses puts the suburb out of reach for first-home investor budgets; equivalent yield available cheaper further north.
- Rapid 12-month growth (+21-24%) raises the risk of mean reversion if Perth-wide momentum cools.
What's coming
City of Bayswater's 2025/26 Budget commits $5M (matched by $5M State) to stage one of the Frank Drago Soccer Precinct redevelopment, $2.4M to begin the Maylands Lakes Masterplan, $1.9M of secured State/Federal funding for Riverside Gardens, $972K on footpath upgrades, and $300K for the Guildford Road pedestrian crossing. The Bayswater Station precinct continues to attract transit-oriented apartment infill.
Bottom line
For homebuyers: a riverside inner suburb with character, cafes and a brand-new transport hub. For investors: a growth + station-uplift play with thin house yields — the unit market offers better cashflow if you're comfortable with the supply pipeline.
Population
?15,288
Suburb · Census 2021
5-Year Growth
+8.3%
3yr: +6.2% · 10yr: +13.7%
SA2 · 5yr
Household Income
$2,037/wk
Suburb · Census 2021 median
Median Age
39
Suburb · Census 2021
Socio-Economic Index
?7/10
SA2 · middle-range
Unemployment
?2.8%
SA2 · Q4 2025
Schools
4
3 primary
Hospitals
No data for this suburb
Childcare services
?7
3 long day, 4 OSHC
Parks & green space
?38
Parks, reserves
Transport stops
?62
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
state Valuer-General sale price data not yet loaded for WA
Safety & Crime
2025 Q4Reported incidents from WA police. Offence rates may not reflect all crime.
Population over time — Bayswater - Embleton - Bedford (SA2)
ABS publishes annual estimates only at SA2; Bayswater (WA) suburb alone is ~15,288 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 19,062 to 27,178 over 24 years, averaging 1.5% per year.
Schools
4 in suburbSector
3 public · 1 private
Type
3 primary · 1 special
Total enrolment
1,683
Avg per school
421
Government school catchment
Catchment data is not yet available for WA.
Source when available: WA Department of Education — Public School Local-Intake Areas.
Profile
Census snapshot
Housing
Public housing 3.3%Almost entirely detached houses (80.2%), mixed tenure (69.5% own or mortgage), built for families (47% are 3 bed).
Dwelling mix
Tenure
WA 27%
Number of bedrooms
Bushfire risk
This suburb falls outside every bushfire polygon mapped by the relevant authority. Always confirm at the property address — local conditions and unmapped overlays can still apply.
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: WA DFES Bush Fire Prone Areas and DWER Floodplain Mapping.
Flood risk
Flood data is not yet available for WA.
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions. Source when available: WA DFES Bush Fire Prone Areas and DWER Floodplain Mapping.
Planning zones
Planning-zone data is not yet available for WA.
Source when available: Landgate / WA Department of Planning, Lands and Heritage.