Armadale WA 6112
Armadale is a suburb in Western Australia, 36 km from Perth CBD, around 36 minutes by car. Population is 13,415; the median age is 39 and the median household income is $53,040 per year. By household income, education, and employment patterns, it ranks in the bottom 20% nationally. The suburb fell 1.5% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $270 per week and a median monthly mortgage of $1,300. Armadale is characterised by high crime risk and high bushfire risk. Of 9 schools within the suburb boundary, 3 rank above the state average, and walkability is high.
Is Armadale a good suburb?
Armadale scores a C (39/100) on SuburbScan's Liveability grade — strong on transit, weaker on safety and community.
Mixed results
9 schools · 3 above peer schools
Very walkable
Walkability 92/100 · 36.2 km · 36 min drive to Perth
Median available
Median $645K
High crime risk
Fire 64/100 · Crime 93/100 · Flood 33/100
Highly disadvantaged
SEIFA decile 1/10 · median age 39 · 13,415 residents
Liveability Rating
39 / 100 · Ranked #362 in WAEach bar is Armadale's rank among WA suburbs, from 0 to 100 (higher is better).
How do you rate the liveability in Armadale?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
39 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataArmadale's house market is moving higher: the median sale price reached $645,000, roughly 18% above where it sat a year earlier.
Houses
$645,000
15% below its 8 neighbours (median $755,000)
Based on 415 recorded sales in the last 24 months.
Typically sold in 28 days — median across 216 sales that recorded a listing period
By bedrooms
- 2 bed 34 sales $540K
- 3 bed 277 sales $645K
- 4 bed 93 sales $694K
- 5 bed 5 sales $655K
Units
$512,500
Based on 50 recorded sales in the last 24 months.
Typically sold in 27 days — median across 22 sales that recorded a listing period
By bedrooms
- 2 bed 17 sales $415K
- 3 bed 32 sales $586K
Currently for Sale
Last 6 monthsHouses in Armadale are currently listed at around $699,000 on average. Based on 187 houses listed in the past six months.
Houses
$699K
187 houses listed in the last 6 months.
Units
$599K
18 units listed in the last 6 months.
205 of the suburb's 5,489 dwellings (3.7%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Armadale rent for around $630 a week on average, based on 155 houses listed for rent in the past six months.
Houses
$630/wk
10% below its 5 neighbours (median $700/wk)
155 houses advertised for rent in the last 6 months.
Units
$498/wk
18 units advertised for rent in the last 6 months.
173 rentals advertised against an estimated 2,344 rented homes (7.4%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- All rentals
- $620/wk
- 181 bonds
- +37% since 2023
Median weekly rent on bonds lodged for new tenancies. WA's bond data does not record bedrooms or dwelling type, so it covers all rentals together.Change since 2023 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 202593 Unaffordable · the average rental household in this region would pay about 32% of its income on the median rent in postcode 6112.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$630/week ($33,000 a year) on a $699,000 median
$498/week ($26,000 a year) on a $599,000 median
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Short-Stay Rentals
7 active Airbnb listings: 6 whole homes and 1 room. Whole homes are about 0.1% of the suburb's homes.
Airbnb only, as at Jun 2026; other platforms are not included. Active means reviewed in the past 12 months. The share is against private dwellings at the 2021 Census.
Schools
Nine schools serve Armadale, and results are mixed — some outperforming peer-suburb schools, some below. Challis Community Primary School and John Calvin Christian College lead the pack.
- • 3,433 students across 8 schools (avg 429)
- • Sectors: 6 Government, 3 Independent
- • ICSEA 911-1042, median 945 (below the national baseline of 1000)
- • Largest: Challis Community Primary School (830 students)
Primary
Secondary
Combined
Walkability
Armadale is exceptionally walkable on foot — at 92/100, daily errands don't require a car at all. Within the suburb there are 8 supermarkets, 20 parks and 14 cafes to anchor that walking radius.
Public transport
Weekday and weekend service frequency across every stop inside Armadale.
- Peak (7-9am + 5-7pm)
- 415.0 arrivals/hr
- Off-peak weekday
- 221.9 arrivals/hr
- Saturday
- 135.1 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 20.8 hours
- Direct to CBD (peak)
- 1 min wait
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Armadale.
- Full-fibre (FTTP) share
- 35%
- Premises covered
- 7,559
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Armadale: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 34 small areas inside this suburb and averages them into the single decile above. They fall into 3 different deciles — a narrow range, so the average describes the suburb closely.
Armadale is home to about 13,400 residents, with a median age of 39, broadly in line with the national figure. Median household income runs at $53,000 a year, with unemployment at 12.7%.
2021 Census · change since 2016
Population
13,415
Median Age
39
Median Household Income
$53,040/yr
Census Median Rent
$270/wk
Census Median Mortgage
$1,300/mo
Avg Household Size
2.2
Median Personal Income
$29,016/yr
Unemployment Rate
12.7%
Unoccupied Dwellings
11.8%
Total Dwellings
5,489
Owner-Occupier Rate
57.3%
Houses
67.4%
Rental Stress
26.5%
Mortgage Stress
29.4%
Work From Home
3.7%
Dwelling Types
Property Ownership
299 rented from a state or territory housing authority and 79 from a community housing provider, as a share of the 2,222 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 62.9%
- English Spoken at Home
- 78.1%
- Employment Rate
- 42.8%
- Completed Year 12
- 30.4%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
312 residents (2.3%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
Top places newcomers came from, as a share of the 12,495 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
8% of employed residents work in a capital's city centre (352 of 4,686).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 5,840 people work here; 4,686 employed residents live here.
Roughly as many jobs as working residents (1.2 per resident). At least 14% of the people who work here must live elsewhere.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $2,388 a year through Armadale based on 2023 figures.
Building Approvals: Armadale
In the year to August 2026, 1,811 new dwellings were approved across Armadale. That mix is 1,765 houses and 46 units. Approvals are up 70.0% on the same period a year earlier.
Climate & Setting
from Jandakot Aero, 13.2 kmModerate rainfall — very hot summers, mild winters.
- Elevation
- 50 m
- above sea level, at the suburb centre
- Distance to the ocean
- 22.1 km
- 4.5 km to a named beach
- Near high-voltage lines
- 0.6% of addresses
- 47 within 100 m of an overhead line of 110 kV or more
- Annual rainfall
- 745 mm
- 80 rainy days
- Summer max (Jan)
- 31.4°C
- 30 days ≥ 35°C
- Winter min (Jul)
- 7.6°C
- 2 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
3 facilities within 5 km- 1.2 km
- 3.1 km
- 4.8 kmGas SupplyTop reported: Total Volatile Organic Compounds · Oxides of Nitrogen · Carbon monoxide
EV adoption
In postcode 6112, 683 of 57,454 registered light vehicles are battery-electric on 31 January 2025. A further 3.5% (2,003 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.7%.
Rooftop solar
In postcode 6112, 19,091 rooftop-solar systems totalling 108.6 MW have been installed since 2001, against 25,377 dwellings recorded in the 2021 Census. 1,320 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $800,000.
Cap is $800,000 SOUTH of the 26th parallel (which includes all of metropolitan Perth) and $1,000,000 NORTH of it. We store the southern figure because that is where almost every buyer is; the northern cap is higher, so the stored value never overstates eligibility. The southern cap rose from $750,000 on 7 May 2026 in the 2026-27 Housing Taxation Package. The same package moved the first home owner RATE OF DUTY thresholds, which is a different scheme and lives in the web repo's app/stamp_duty.py.
Mortgage repayments
18 mortgage brokers are registered in postcode 6112.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with RevenueWA
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $800,000 may qualify for $10,000 — see what qualifies with Department of Finance WA.
At $645,000 this is under the $800,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Department of Finance WA.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-26 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Matt Keogh Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Matt Keogh | 65.7% | 34.3% | +2.4 |
| 2022 | Matt Keogh | 65.2% | 34.8% | -9.7 |
| 2019 | Matt Keogh | 55.0% | 45.0% | +2.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Tony Buti WA Labor
Next state election: 10 March 2029.
| Year | Winner | Won with |
|---|---|---|
| 2025 | Tony Buti ALP | 68.8% |
| 2021 | Tony Buti ALP | 85.5% |
| 2017 | Tony Buti ALP | 75.2% |
Results are per district. Districts were last redrawn in 2023, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: Western Australian Electoral Commission.
Looking at a specific address in Armadale?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 13,415 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
Checking the whole city?
Suburbs to avoid in Perth There is no list of bad suburbs, but there are hazards the state measures and publishes — recorded crime, bushfire exposure, flood overlays and aircraft noise. Perth suburbs ranked on them, with what the numbers do and don't mean.Nearby suburbs
Seville Grove WA 6112
Kelmscott WA 6111
Hilbert WA 6112
Bedfordale WA 6112
Mount Nasura WA 6112
Brookdale WA 6112
Compare Armadale to another suburb
Side-by-side stats for any other WA suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Armadale
Is Armadale a safe place to live?
Recorded crime in Armadale is high (93/100, ranked against other WA suburbs on offences per resident). Offences against shops, venues and visitors are divided by the people who live here, so suburbs with large daytime or visitor populations rank higher than living there may feel.
What natural hazards affect Armadale?
Armadale has a moderate recorded bushfire history (64/100, ranked against every Australian suburb with any fire history). Flood overlays cover a low share of it (33/100). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Armadale a good place to live?
Armadale has a SuburbScan Liveability grade of C (39/100), ranked against other WA suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Armadale?
Armadale, WA had a population of 13,415 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Armadale, WA?
The postcode for Armadale, WA is 6112.
How far is Armadale from Perth?
Armadale is 36 km from Perth CBD by road, about 36 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Armadale?
At the 2021 ABS Census, median household income in Armadale was $53,040 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Armadale?
The median advertised rent in Armadale is $630 a week for houses (155 listings) and $498 a week for units (18 listings), from rental listings over the last six months.
What is the median age in Armadale?
The median age of residents in Armadale was 39 at the 2021 ABS Census.
Is Armadale at risk of bushfire?
Armadale has a moderate recorded bushfire history (64/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the suburb relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
How are the schools in Armadale?
There are 9 schools inside the Armadale boundary: 3 above, 3 at, and 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Armadale walkable?
Armadale scores 92/100 on the SuburbScan Walkability Score, making it exceptionally walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Armadale?
At the nearest Bureau of Meteorology station to Armadale, Jandakot Aero (13.2 km away), summer days average 31.4°C, winter nights 7.6°C, 745 mm of rain a year over 80 rainy days, and 30 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Armadale?
First-home buyers in WA may be eligible for $10,000 towards new homes with a purchase price up to $800,000. The grant is administered by Department of Finance WA; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Armadale belong to?
Armadale sits within the Armadale local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Armadale?
The average residential rates bill through Armadale is $2,388 a year (2023). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Armadale?
Across Armadale, 1,811 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 70.0% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Armadale in?
Armadale sits within the federal Division of Burt, currently held by Matt Keogh (Australian Labor Party).
Search another suburb or address
Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2023–24
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- Short-stay rentals · Jun 2026
- State electorate · 2025
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
Was the information on this page useful to you?
Thanks! Anything we could improve?
We hate spam as much as you do — we'll never use your email for marketing, and we might not be able to reply to everyone.
Thanks for your feedback! 🙏
Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.