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ABS 2021 Census · Updated 21 May 2026
Bayswater is a well-established middle-ring suburb of Perth, Australia, with a population of approximately 15,288, making it a smaller community. Located approximately 7 km from the Perth CBD, Bayswater is a middle ring area in Western Australia. The median household income is $105,924 per year.
Bayswater benefits from a high-income resident base, supporting premium property pricing. Close CBD access strengthens tenant appeal and resale value.
Official Australia Post postcode for Bayswater. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 4 schools within or near this suburb.
Find schools near Bayswater on My School →Estimated 6 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
With 15,288 residents, Bayswater is one of Western Australia's more populous suburbs — roughly 2.7× the state median of 5,605 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Households here earn $105,924/year on average — 6% above the WA suburb median of $99,736 — a modest premium that supports resilient owner-occupier demand. Rent of $350/week (76% coverage of the $2,000/month median mortgage) leaves a gap of roughly $483/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 7 km from the Perth CBD, Bayswater sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks.
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. Local rents consume roughly 17% of household income — a useful sanity check on tenant affordability.
How Bayswater stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Bayswater sits above the state median; negative means below.
| Metric | Bayswater | WA median | Δ vs state |
|---|---|---|---|
| Population | 15,288 | 5,605 | +173% |
| Median household income | $105,924/yr | $99,736/yr | +6% |
| Median rent (weekly) | $350 | $350 | 0% |
| Median mortgage (monthly) | $2,000 | $1,902 | +5% |
| Distance to CBD | 7 km | 20 km | -65% |
| Separate houses | 73% | 79% | -6pp |
Pre-inspection briefing for Bayswater — every item is derived from public datasets, with full citations in our data sources page.
Solid buy-and-hold profile: a population of 15,288 and household income close to the WA median ($105,924 vs $99,736) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage: rent of $350/week covers 76% of a $2,000/month mortgage, leaving a $483/month gap that an investor bridges with equity, depreciation and tax benefits.
With 73% houses in a 15,288-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Bayswater property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Property values in Bayswater should track the wider Western Australia market through 2026, with the $105,924/year median household income (6% above the $99,736 state median) keeping the suburb firmly mid-pack. Rental coverage runs at ~76% of the typical mortgage ($1,517/month rent vs $2,000/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 73/100 places Bayswater in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Bayswater scores 73/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 15,288, median household income of $105,924/year and median weekly rent of $350. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Bayswater are proximity to Perth (7 km), an above-state-median household income of $105,924/year, a dwelling mix that is 73% separate houses, roughly 4 schools and 6 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Bayswater has a usual resident population of approximately 15,288, compared with a Western Australia suburb median of 5,605 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Bayswater sits 7 km straight-line from the Perth CBD. This is inner-ring territory — pricing competes directly with established Perth employment nodes.
The most recent census recorded a median weekly rent of $350 in Bayswater, equating to approximately $18,200/year in gross rental income (state median $350/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Bayswater is $2,000, or approximately $24,000/year (vs $1,902/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $350 works out to $1,517/month, covering 76% of the median mortgage repayment of $2,000/month. That leaves a $483/month shortfall (around $5,796/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $2,000 median mortgage, the broader Western Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.