Located in Western Australia, Broadwater sits 230 km from Perth CBD, around 2 hours 35 minutes by car. The suburb has 4,269 residents, a median age of 53, and a median household income of $64,064 per year. By household income, education, and employment patterns, it ranks in the lower-middle tier nationally. At the 2021 Census, households here paid a median rent of $370 per week and a median monthly mortgage of $1,733. Broadwater is characterised by high coastal erosion risk and high flood risk. Walkability is low.
Is Broadwater a good suburb?
Broadwater scores a D (26/100) on SuburbScan's Liveability grade — weaker on safety.
Some car dependence
Walkability 34/100 · 230.4 km · 155 min drive to Perth
Median available
Median $1.02M
High flood risk
Fire 45/100 · Crime 37/100 · Flood 85/100
Below-average income
SEIFA decile 4/10 · median age 53 · 4,269 residents
Liveability Rating
26 / 100 · Ranked #482 in WAEach bar is Broadwater's rank among WA suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
How do you rate the liveability in Broadwater?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
26 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataBroadwater's house market is moving higher: the median sale price reached $1.02 million, roughly 30% above where it sat a year earlier.
Houses
$1,021,000
13% above its 3 neighbours (median $900,000)
Based on 99 recorded sales in the last 24 months.
Typically sold in 24 days — median across 49 sales that recorded a listing period
By bedrooms
- 3 bed 29 sales $880K
- 4 bed 61 sales $1.08M
- 5 bed 5 sales $1.25M
Units
$205,000
Based on 57 recorded sales in the last 24 months.
Typically sold in 144 days — median across 36 sales that recorded a listing period
By bedrooms
- 1 bed 26 sales $70K
- 2 bed 15 sales $285K
- 3 bed 11 sales $315K
- 4 bed 5 sales $1.2M
Currently for Sale
Last 6 monthsHouses in Broadwater are currently listed at around $1.12 million on average. Based on 30 houses listed in the past six months.
Houses
$1.12M
30 houses listed in the last 6 months.
Units
$83K
22 units listed in the last 6 months.
52 of the suburb's 1,596 dwellings (3.3%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Broadwater rent for around $880 a week on average, based on 17 houses listed for rent in the past six months.
$880/wk
17 houses advertised for rent in the last 6 months.
18 rentals advertised against an estimated 391 rented homes (4.6%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- All rentals
- $800/wk
- 26 bonds
- +24% 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 202592 Unaffordable · the average rental household in this region would pay about 33% of its income on the median rent in postcode 6280.
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$880/week ($46,000 a year) on a $1.12 million 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
123 active Airbnb listings: 121 whole homes and 2 rooms. Whole homes are about 6.0% 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.
Coastal Erosion
Shoreline Change Summary
1988–2025Nearest Eroding Coastline
- Distance
- 793 m
- Rate
- -4.97 m/yr
- Net Movement
- -154.3 m
- Certainty
- good
Data Quality
Schools
Walkability
Broadwater is car-dependent on foot — at 34/100, most errands require a car.
Public transport
Weekday and weekend service frequency across every stop inside Broadwater.
- Peak (7-9am + 5-7pm)
- 29.0 arrivals/hr
- Off-peak weekday
- 19.2 arrivals/hr
- Saturday
- 19.6 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 11.5 hours
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 Broadwater.
- Full-fibre (FTTP) share
- 28%
- Premises covered
- 2,078
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
Busselton: 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 11 small areas inside this suburb and averages them into the single decile above. They fall into 5 different deciles — a wide range, so parts of this suburb rank well above the average and parts well below it.
Broadwater is home to about 4,300 residents, with a median age of 53 — noticeably older than the national figure of 38. Median household income runs at $64,000 a year, with unemployment at 2.8%.
2021 Census · change since 2016
Population
4,269
Median Age
53
Median Household Income
$64,064/yr
Census Median Rent
$370/wk
Census Median Mortgage
$1,733/mo
Avg Household Size
2.3
Median Personal Income
$32,864/yr
Unemployment Rate
2.8%
Unoccupied Dwellings
25.8%
Total Dwellings
1,596
Owner-Occupier Rate
75.5%
Houses
77.6%
Rental Stress
30.0%
Mortgage Stress
32.5%
Work From Home
8.1%
Dwelling Types
Property Ownership
31 rented from a state or territory housing authority and 26 from a community housing provider, as a share of the 346 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 73.4%
- English Spoken at Home
- 89.6%
- Employment Rate
- 45.9%
- Completed Year 12
- 35.2%
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.
59 residents (1.4%) 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.
9.0% of residents (368) lived in a capital city five years earlier, most of them in Perth (333).
Top places newcomers came from, as a share of the 4,098 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
1% of employed residents work in a capital's city centre (18 of 1,670).
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.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $3,028 a year through Busselton based on 2023 figures.
Building Approvals: Busselton
In the year to August 2026, 440 new dwellings were approved across Busselton. That mix is 421 houses and 19 units. Approvals are up 9.1% on the same period a year earlier.
Climate & Setting
from Busselton Shire, 5.7 kmModerate rainfall.
- Elevation
- 6 m
- above sea level, at the suburb centre
- Distance to the ocean
- 802 m
- 3.1 km to a named beach
- Annual rainfall
- 624 mm
- 68 rainy days
- Summer max (Jan)
- —
- Winter min (Jul)
- —
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
1 facility within 5 km- 4.3 kmSewerage and Drainage ServicesTop reported: Ammonia (total) · Total Nitrogen · Total Phosphorus
EV adoption
In postcode 6280, 110 of 29,019 registered light vehicles are battery-electric on 31 January 2025. A further 2.5% (739 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 2.9%.
Rooftop solar
In postcode 6280, 8,058 rooftop-solar systems totalling 47.8 MW have been installed since 2001, against 13,930 dwellings recorded in the 2021 Census. 535 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
10 mortgage brokers are registered in postcode 6280.
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 $1,021,000 this is $221,000 above 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 2026-10-27 — 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 Ben Small Liberal
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Ben Small | 47.8% | 52.2% | +1.9 |
| 2022 | Nola Marino | 45.7% | 54.3% | -10.3 |
| 2019 | Nola Marino | 35.4% | 64.6% | +2.0 |
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 Libby Mettam Liberal Party
Next state election: 10 March 2029.
| Year | Winner | Won with |
|---|---|---|
| 2025 | Libby Mettam LP | 63.4% |
| 2021 | Libby Mettam LP | 54.3% |
| 2017 | Libby Mettam LP | 64.7% |
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 Broadwater?
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 4,269 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
- #1 in The best beachside suburbs in Busselton
- #1 in Best Busselton suburbs for first-home buyers (units)
- #1 in Busselton suburbs where seniors live
- #2 in Busselton suburbs with the most parkland nearby
- #2 in Busselton suburbs where the most homes are owned outright
- #2 in Busselton suburbs with the best public transport
- #3 in Highest-yielding Busselton suburbs (houses)
- #3 in Busselton's most educated suburbs
- #3 in Most walkable suburbs in Busselton
- #3 in Sportiest Busselton suburbs
- #4 in Busselton suburbs that suit young professionals
- #5 in Best Busselton suburbs to rent in
- #5 in Best Busselton suburbs for first-home buyers (houses)
- #5 in Busselton's highest-income suburbs
- #6 in Busselton suburbs with the deepest rental markets
- #6 in Busselton suburbs with the best NBN connectivity
- #6 in Busselton suburbs with the largest non-religious population
- #6 in Busselton suburbs where young families live
- #7 in Busselton's most owner-occupied suburbs
- #8 in The safest suburbs in Busselton
- #10 in The most liveable suburbs in Busselton
- #10 in Busselton suburbs where the most residents moved from a capital city
- #11 in Busselton suburbs that grew fastest, 2016-2021
- #11 in Busselton suburbs that added the most residents, 2016-2021
- #11 in The best coastal towns in Western Australia
Nearby suburbs
Compare Broadwater 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 Broadwater
Is Broadwater a safe place to live?
Recorded crime in Broadwater is low (37/100, ranked against other WA suburbs on offences per resident).
What natural hazards affect Broadwater?
Broadwater has a moderate recorded bushfire history (45/100, ranked against every Australian suburb with any fire history). Flood overlays cover a high share of it (85/100). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Broadwater a good place to live?
Broadwater has a SuburbScan Liveability grade of D (26/100), 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 Broadwater?
Broadwater, WA had a population of 4,269 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Broadwater, WA?
The postcode for Broadwater, WA is 6280.
How far is Broadwater from Perth?
Broadwater is 230 km from Perth CBD by road, about 155 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Broadwater?
At the 2021 ABS Census, median household income in Broadwater was $64,064 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 Broadwater?
The median advertised rent in Broadwater is $880 a week for houses (17 listings), from rental listings over the last six months.
What is the median age in Broadwater?
The median age of residents in Broadwater was 53 at the 2021 ABS Census.
Is Broadwater at risk of bushfire?
Broadwater has a moderate recorded bushfire history (45/100). 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.
Is Broadwater walkable?
Broadwater scores 34/100 on the SuburbScan Walkability Score, making it car-dependent. 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 Broadwater?
At the nearest Bureau of Meteorology station to Broadwater, Busselton Shire (5.7 km away), 624 mm of rain a year over 68 rainy days over 2006-2026.
Is the First Home Owner Grant available in Broadwater?
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 Broadwater belong to?
Broadwater sits within the Busselton local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Broadwater?
The average residential rates bill through Busselton is $3,028 a year (2023). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Broadwater?
Across Busselton, 440 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 9.1% 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 Broadwater in?
Broadwater sits within the federal Division of Forrest, currently held by Ben Small (Liberal).
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.
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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.