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ABS 2021 Census · Updated 21 May 2026
Bouvard is an outer-metropolitan suburb of Perth, Australia, with a population of approximately 910, making it a boutique locality. Located approximately 85 km from the Perth CBD, Bouvard is a outer metro area in Western Australia. The median household income is $61,048 per year.
Household earnings in Bouvard are below the state average, which may affect long-term capital growth. While further from the city, improving transport links could boost future demand.
Official Australia Post postcode for Bouvard. 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 1 school within or near this suburb.
Find schools near Bouvard on My School →Estimated 1 park 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.
Bouvard is a smaller community of 910 — about 16% of the Western Australia suburb median (5,605) — so investors should factor in the narrower buyer pool and longer average time-on-market. Bouvard's median household income of $61,048/year is 39% 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 $280/week (70% coverage of the $1,733/month median mortgage) leaves a gap of roughly $520/month that a typical investor bridges with negative gearing, depreciation and capital growth. Bouvard is 85 km from Perth, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
How Bouvard stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Bouvard sits above the state median; negative means below.
| Metric | Bouvard | WA median | Δ vs state |
|---|---|---|---|
| Population | 910 | 5,605 | -84% |
| Median household income | $61,048/yr | $99,736/yr | -39% |
| Median rent (weekly) | $280 | $350 | -20% |
| Median mortgage (monthly) | $1,733 | $1,902 | -9% |
| Distance to CBD | 85 km | 20 km | +325% |
| Separate houses | 65% | 79% | -14pp |
Pre-inspection briefing for Bouvard — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 910 means liquidity is thin and capital growth tends to lag the wider Western Australia market over full cycles.
Moderate rental coverage: rent of $280/week covers 70% of a $1,733/month mortgage, leaving a $520/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 65% 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 Bouvard property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bouvard are modest for 2026 — incomes 39% below the WA median of $99,736 and a population of 910 suggest gains will lag headline metro markets. Rental coverage runs at ~70% of the typical mortgage ($1,213/month rent vs $1,733/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 33/100 places Bouvard in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Bouvard scores 33/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 910, median household income of $61,048/year and median weekly rent of $280. 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 Bouvard are a median household income of $61,048/year, a dwelling mix that is 65% separate houses, roughly 1 schools and 1 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.
Bouvard has a usual resident population of approximately 910, compared with a Western Australia suburb median of 5,605 — placing it in the lower 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.
Bouvard sits 85 km straight-line from the Perth CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $280 in Bouvard, equating to approximately $14,560/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 Bouvard is $1,733, or approximately $20,796/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 $280 works out to $1,213/month, covering 70% of the median mortgage repayment of $1,733/month. That leaves a $520/month shortfall (around $6,240/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 a thin buyer pool (910 residents), interest-rate sensitivity on the $1,733 median mortgage, below-median household incomes ($61,048 vs $99,736 state median), 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.