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ABS 2021 Census · Updated 21 May 2026
Bentley is a well-established middle-ring suburb of Perth, Australia, with a population of approximately 9,051, making it a smaller community. Located approximately 7 km from the Perth CBD, Bentley is a middle ring area in Western Australia. The median household income is $63,024 per year.
Household earnings in Bentley are below the state average, which may affect long-term capital growth. The short commute to the city centre is a key demand driver.
Official Australia Post postcode for Bentley. 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 2 schools within or near this suburb.
Find schools near Bentley on My School →Estimated 4 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.
Bentley's population of 9,051 sits 61% above the Western Australia suburb median of 5,605, giving it a wider tenant and buyer catchment than the average WA locality. Bentley's median household income of $63,024/year is 37% below the Western Australia suburb median ($99,736) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Rent of $320/week (89% coverage of the $1,555/month median mortgage) leaves a gap of roughly $168/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 7 km from the Perth CBD, Bentley sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks. Only 33% of dwellings are separate houses (vs 79% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
This suburb suits long-term investors looking for a balance of rental yield and capital growth. Schools and transport underpin family demand. Local rents consume roughly 26% of household income — a useful sanity check on tenant affordability.
How Bentley stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Bentley sits above the state median; negative means below.
| Metric | Bentley | WA median | Δ vs state |
|---|---|---|---|
| Population | 9,051 | 5,605 | +61% |
| Median household income | $63,024/yr | $99,736/yr | -37% |
| Median rent (weekly) | $320 | $350 | -9% |
| Median mortgage (monthly) | $1,555 | $1,902 | -18% |
| Distance to CBD | 7 km | 20 km | -65% |
| Separate houses | 33% | 79% | -46pp |
Pre-inspection briefing for Bentley — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: household incomes 37% below the WA median ($63,024 vs $99,736) means liquidity is thin and capital growth tends to lag the wider Western Australia market over full cycles.
Strong rental coverage: $320/week (~$1,387/month) covers 89% of the $1,555/month median mortgage repayment, so the shortfall sits at just $168/month. Investors targeting positive cash flow should shortlist this suburb.
Only 33% of dwellings are separate houses (vs 79% WA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Bentley property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bentley are modest for 2026 — incomes 37% below the WA median of $99,736 suggest gains will lag headline metro markets. Rental coverage runs at ~89% of the typical mortgage ($1,387/month rent vs $1,555/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 57/100 places Bentley in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Bentley scores 57/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 9,051, median household income of $63,024/year and median weekly rent of $320. 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 Bentley are proximity to Perth (7 km), a median household income of $63,024/year, a dwelling mix that is 33% separate houses, roughly 2 schools and 4 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.
Bentley has a usual resident population of approximately 9,051, 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.
Bentley 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 $320 in Bentley, equating to approximately $16,640/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 Bentley is $1,555, or approximately $18,660/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 $320 works out to $1,387/month, covering 89% of the median mortgage repayment of $1,555/month. That leaves a $168/month shortfall (around $2,016/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 $1,555 median mortgage, below-median household incomes ($63,024 vs $99,736 state median), a unit-heavy dwelling mix (33% houses) where body-corporate costs and apartment supply affect resale, 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.