Byford
WAByford is a growing suburb in WA with 18,878 residents.
- SAL code
- 50230
- SA2
- 506061142
- Population
- 18,878
- LGA
- Serpentine-Jarrahdale
Byford, WA had 18,878 residents at the 2021 Census, with the broader statistical area showing a 32.0% growth over the last five years. The predominant age group is 25-34 years, and the median age sits at 31. Households are most often couples with children, and those with a mortgage repay a median of $1,898 a month. Around 83.0% of homes are owner-occupied, with the largest single tenure being owned with a mortgage at 69.0%. Most dwellings are separate houses, making up 98.8% of the suburb's housing stock. The suburb has 48 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
Byford, WA at a glance
Byford sits in the foothills of the Darling Scarp ~33 km south-east of Perth CBD in the Shire of Serpentine-Jarrahdale. A semi-rural service town a decade ago, it has been the fastest-expanding land-release corridor in the south-east — population roughly doubled to ~24,500 by 2025 — and the new Byford train station opened in October 2025. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council-pipeline context.
For homebuyers
Byford is a young-family land-release suburb with a small-town backdrop — the Darling Scarp on one side, large estates (The Glades, Byford on the Scarp, Cedar Woods) filling in the flats. Most stock is 4-bedroom project homes on standard lots, with some semi-rural pockets retaining acreage. Byford Town Centre carries the Coles, Woolworths and Aldi triple plus medical and a gym; Lakeside Plaza inside The Glades is the local convenience hub. Schools are abundant by name: Byford Primary, Woodland Grove, West Byford, Marri Grove and Beenyup at primary level; Byford Secondary College and the independent Court Grammar and Salvado Catholic College for secondary. The October 2025 opening of Byford station (Armadale Line, ~46 min to Perth, 400 parking bays) reset the commute equation — driving the South Western Highway is no longer the only option. In short: a settled growth-corridor suburb where the Hills meet a brand-new train line and a working town centre.
For investors
Byford is a high-volume growth + rent market. Median house ~$750-$815K depending on data cut, against $675-$680/week rent — gross yield ~4.56% houses / 5.50% units (Your Investment Property May 2026; REIWA April 2026). 12-month house growth 11.94%; REIWA logs 15-19% to March 2026. 502 house sales in the 12 months to January 2026 is exceptional depth for an outer suburb. Days-on-market just 11.
Strengths
- Deep transactional market — 502 house sales in 12 months (REIWA / YIP) means easy entry and exit despite outer-corridor location.
- New METRONET Byford station opened Oct 2025 — direct rail to Perth is a structural lift to commuter-tenant demand.
- Sustained double-digit growth (~11.94% YoY houses, +15-19% on REIWA cut April 2026) on still-affordable price points.
- Days-on-market 11 with $675-680/wk rent supports leasing velocity and ~4.56-5.50% gross yields.
Trade-offs
- Heavy active land release (Glades, Scarp, Cedar Woods estates plus Byford Town Centre LSP) means future supply could compress capital growth into 2027.
- Yield is moderate (~4.56% houses) — not a high-cashflow play; the case is growth + rent stability, not cashflow.
- Only 4 unit sales in 12 months — strata stock is too thin to scale a yield-tilted portfolio here.
- Outer-corridor exposure: ~33 km from CBD means demand stays sensitive to fuel price and rail-service reliability.
What's coming
The Shire's $64.9M 2025/26 Budget commits >$26M to local roads and blackspots, plus $405,481 for a Changing Places + public toilet at the new Byford train station. The Byford Town Centre Local Structure Plan is the live planning frame for the civic core, and the Byford and Mundijong District Structure Plans continue to underwrite the wider land-release pipeline — pacing matters more than headline lots.
Bottom line
For homebuyers: a young, school-rich growth corridor that just gained a Perth train. For investors: depth, velocity and double-digit growth — but watch the supply pipeline as estates roll out.
Population
?18,878
Suburb · Census 2021
5-Year Growth
+32.0%
3yr: +20.0% · 10yr: +85.8%
SA2 · 5yr
Household Income
$2,059/wk
Suburb · Census 2021 median
Median Age
31
Suburb · Census 2021
Socio-Economic Index
?6/10
SA2 · middle-range
Unemployment
?3.7%
SA2 · Q4 2025
Schools
9
8 primary, 2 secondary
Hospitals
No data for this suburb
Childcare services
?20
15 long day, 14 OSHC
Parks & green space
?48
Parks, reserves
Transport stops
?82
GTFS stops
Dwelling approvals
?87
Serpentine-Jarrahdale · Feb 2026
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 — Byford (SA2)
ABS publishes annual estimates only at SA2; Byford suburb alone is ~18,878 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 4,188 to 27,064 over 24 years, averaging 8.1% per year.
Schools
9 in suburbSector
7 public · 2 private
Type
7 primary · 1 secondary · 1 K-12
Total enrolment
5,734
Avg per school
637
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 0.1%Almost entirely detached houses (98.8%), owner-occupied (83.0%), built for families (67% are 4 bed).
Dwelling mix
Tenure
WA 27%
Number of bedrooms
Bushfire risk
Source: WA DFES Bush Fire Prone Areas
As of Apr 2026
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.
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.