Watermans Bay WA 6020
Watermans Bay is a suburb in Western Australia, 20 km from Perth CBD, around 23 minutes by car. Population is 1,369; the median age is 49 and the median household income is $113,880 per year. On socioeconomic measures it sits in the top 20% nationally. Population grew 6.9% from 2016 to 2021. The 2021 Census recorded a median rent of $410 per week and a median monthly mortgage of $2,934. The area shows no recorded flood exposure. Walkability is moderate.
Is Watermans Bay a good suburb?
Watermans Bay scores a A (79/100) on SuburbScan's Liveability grade — strong on transit and community.
Very walkable
Walkability 65/100 · 20.2 km · 23 min drive to Perth
Median available
Median $2.72M
Moderate bushfire risk
Fire 54/100 · Crime 28/100 · Flood 0/100
Very advantaged
SEIFA decile 10/10 · median age 49 · 1,369 residents
Liveability Rating
79 / 100 · Ranked #57 in WAEach bar is Watermans Bay'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 Watermans Bay?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
79 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataWatermans Bay's house market is moving higher: the median sale price reached $2.72 million, about 5% above where it sat a year earlier.
Houses
$2,722,500
94% above its 4 neighbours (median $1,406,000)
Based on 32 recorded sales in the last 24 months.
Typically sold in 14 days — median across 13 sales that recorded a listing period
By bedrooms
- 3 bed 12 sales $2.17M
- 4 bed 16 sales $2.85M
Units
$1,207,500
Based on only 4 sales — small sample, take as indicative.
Rental Market
Advertised rents · last 6 monthsHouses in Watermans Bay rent for around $850 a week on average, based on 5 houses listed for rent in the past six months.
$850/wk
5 houses advertised for rent in the last 6 months.
5 rentals advertised against an estimated 109 rented homes (4.6%) in the last 6 months.
Rental affordability
June quarter 202575 Severely unaffordable · the average rental household in this region would pay about 40% of its income on the median rent in postcode 6020.
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.
Short-Stay Rentals
3 active Airbnb listings: 3 whole homes and 0 rooms. Whole homes are about 0.5% 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
1989–2025Nearest Eroding Coastline
- Distance
- 762 m
- Rate
- -0.60 m/yr
- Net Movement
- -20.1 m
- Certainty
- good
Data Quality
Schools
Walkability
Watermans Bay is somewhat walkable on foot — at 65/100, a short cluster of errands work on foot but most trips still benefit from a car.
Public transport
Weekday and weekend service frequency across every stop inside Watermans Bay.
- Peak (7-9am + 5-7pm)
- 21.5 arrivals/hr
- Off-peak weekday
- 12.6 arrivals/hr
- Saturday
- 10.9 arrivals/hr
- Median peak wait
- 1 min
- Span of service
- 17.9 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 Watermans Bay.
- Full-fibre (FTTP) share
- 2%
- Premises covered
- 663
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
Stirling: 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 4 small areas inside this suburb and averages them into the single decile above. They fall into 2 different deciles — a narrow range, so the average describes the suburb closely.
Watermans Bay is home to about 1,400 residents, with a median age of 49, a touch above the national 38. Median household income runs at $114,000 a year, with unemployment at 3.2%.
2021 Census · change since 2016
Population
1,369
Median Age
49
Median Household Income
$113,880/yr
Census Median Rent
$410/wk
Census Median Mortgage
$2,934/mo
Avg Household Size
2.4
Median Personal Income
$56,420/yr
Unemployment Rate
3.2%
Unoccupied Dwellings
12.5%
Total Dwellings
543
Owner-Occupier Rate
80.0%
Houses
67.6%
Rental Stress
18.7%
Mortgage Stress
30.9%
Work From Home
17.9%
Dwelling Types
Property Ownership
0 rented from a state or territory housing authority and 14 from a community housing provider, as a share of the 105 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 72.5%
- English Spoken at Home
- 90.9%
- Employment Rate
- 56.7%
- Completed Year 12
- 56.1%
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.
22 residents (1.6%) 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 1,312 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
25% of employed residents work in a capital's city centre (164 of 660).
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 128 people work here; 660 employed residents live here.
Mostly a place people commute from: 0.2 jobs per working resident. At least 67% of employed residents must work outside the suburb.
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 $1,615 a year through Stirling based on 2023 figures.
Building Approvals: Stirling
In the year to August 2026, 1,557 new dwellings were approved across Stirling. That mix is 748 houses and 809 units. Approvals are up 22.7% on the same period a year earlier.
Climate & Setting
from Swanbourne, 11.7 kmModerate rainfall — hot summers, mild winters.
- Elevation
- 9 m
- above sea level, at the suburb centre
- Distance to the ocean
- 769 m
- 808 m to a named beach
- Annual rainfall
- 716 mm
- 80 rainy days
- Summer max (Jan)
- 29.8°C
- 22 days ≥ 35°C
- Winter min (Jul)
- 10.4°C
- 0 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
2 facilities within 5 km- 1.1 km
- 1.8 km
EV adoption
In postcode 6020, 395 of 18,278 registered light vehicles are battery-electric on 31 January 2025. A further 3.5% (645 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 5.7%.
Rooftop solar
In postcode 6020, 4,886 rooftop-solar systems totalling 27.1 MW have been installed since 2001, against 8,693 dwellings recorded in the 2021 Census. 277 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
1 mortgage broker is registered in this suburb, 19 across postcode 6020.
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 $2,722,500 this is $1,922,500 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 Tom French Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Tom French | 52.9% | 47.1% | +3.8 |
| 2022 | Ian Goodenough | 49.3% | 50.7% | -11.0 |
| 2019 | Ian Goodenough | 38.4% | 61.6% | +0.6 |
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 Liam Staltari Liberal Party
Next state election: 10 March 2029.
| Year | Winner | Won with |
|---|---|---|
| 2025 | Liam Staltari LP | 57.6% |
| 2021 | Paul Lilburne ALP | 52.5% |
| 2017 | Tony Krsticevic LP | 59.0% |
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 Watermans Bay?
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 1,369 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.
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
Compare Watermans Bay to another suburb
Side-by-side stats for any other WA suburb — type a name and pick one.
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Common questions about Watermans Bay
Is Watermans Bay a safe place to live?
Recorded crime in Watermans Bay is low (28/100, ranked against other WA suburbs on offences per resident).
What natural hazards affect Watermans Bay?
Watermans Bay has a moderate recorded bushfire history (54/100, ranked against every Australian suburb with any fire history). No mapped flood overlay applies. These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Watermans Bay a good place to live?
Watermans Bay has a SuburbScan Liveability grade of A (79/100), 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 Watermans Bay?
Watermans Bay, WA had a population of 1,369 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Watermans Bay, WA?
The postcode for Watermans Bay, WA is 6020.
How far is Watermans Bay from Perth?
Watermans Bay is 20 km from Perth CBD by road, about 23 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Watermans Bay?
At the 2021 ABS Census, median household income in Watermans Bay was $113,880 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 Watermans Bay?
The median advertised rent in Watermans Bay is $850 a week for houses (5 listings), from rental listings over the last six months.
What is the median age in Watermans Bay?
The median age of residents in Watermans Bay was 49 at the 2021 ABS Census.
Is Watermans Bay at risk of bushfire?
Watermans Bay has a moderate recorded bushfire history (54/100). 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 Watermans Bay walkable?
Watermans Bay scores 65/100 on the SuburbScan Walkability Score, making it somewhat 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 Watermans Bay?
At the nearest Bureau of Meteorology station to Watermans Bay, Swanbourne (11.7 km away), summer days average 29.8°C, winter nights 10.4°C, 716 mm of rain a year over 80 rainy days, and 22 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Watermans Bay?
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 Watermans Bay belong to?
Watermans Bay sits within the Stirling local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Watermans Bay?
The average residential rates bill through Stirling is $1,615 a year (2023). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Watermans Bay?
Across Stirling, 1,557 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 22.7% 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 Watermans Bay in?
Watermans Bay sits within the federal Division of Moore, currently held by Tom French (Australian Labor Party).
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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.
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