The rural suburb tipped to be WA’s next growth hotspot

A suburb 40 minutes north of Perth is on track for one of the state’s biggest expansions – and developers are racing to keep up. 

Part of the City of Swan in Perth’s north-east, Bullsbrook is in a major growth phase. In 2024, the City’s Local Area Plan set out a vision to expand housing and infrastructure while protecting the suburb’s rural character and environment. 

It has also been named a priority precinct under the WA Government’s North-East Sub-Regional Planning Framework  – a move designed to fast-track new housing and support long-term development. 

Recently, the state government made another move in boosting urban expansion by approving precinct plans for its large-scale redevelopment of East Wanneroo, which lies 28km east of Bullsbrook.

Bullsbrook is well known for the Royal Australian Air Force Pearce Airbase, one of the nation’s busiest and the only permanent base of its kind in WA, providing a stable economic driver for the local community. 

The base has, however, made the town a subject of recent controversy, when it was found that activities on the base had led to groundwater contamination from PFAS chemicals. Rectification for existing affected properties is underway, but all new housing estates are located outside affected areas. 

Today, Bullsbrook has just 5715 residents. By 2051, its population is expected to soar beyond 84,000. 

In the past 12 months alone, the median house price has increased by 27% – currently sitting at $762,000, according to PropTrack data.  

With this growth, developers are moving fast. Large master-planned estates are already reshaping the area, catering to buyers who want city proximity while enjoying the natural offerings of Bullsbrook Nature Reserve and Avon Valley National Park.  

Kingsford Bullsbrook 

Okeland Communities’ is delivering one of the region’s new neighbourhoods at Kingsford Bullsbrook. 

The land estate is well-connected with its proximity to Tonkin Highway, Perth Airport, Swan Valley and major retail shops. This gives residents access to employment hubs, the future Education Precinct and a new Kingsford Town Centre currently under construction.  

Featuring 2500 lots ranging from 300sqm to 1000sqm, Kingsford offers larger-than-average block sizes, with prices starting from $268,000 and reaching up to $500,000. 

Lifestyle amenities are part of the plan, with Ki It Monger Brook winding throughout the development, a brand-new playground, green public spaces and walking trails providing recreation for a range of residents.  

South Bullsbrook 

In a move to expand its WA portfolio, developer Mirvac is set to build a new land estate on an 83-hectare site in South Bullsbrook.  

According to the developer, there is the potential to deliver 1200 residential lots here.  

Located right next to the new Kingsford Town Centre and a planned future neighbourhood shopping centre within South Bullsbrook, the land estate will aim to provide convenient access to essential amenities. 

Under the masterplan, Mirvac says it will prioritise tree retention to preserve sightlines while integrated streets and open spaces will foster a connected environment.  

The developer also noted that it will focus on common spaces and amenities, with a central park to be delivered to provide a variety of recreation options.  

Mirvac general manager residential development for WA, Elysa Anderson, said the project will commit to sustainability and community wellbeing.  

“Our approach at South Bullsbrook is about more than building houses; it’s about creating a connected community with more homes for Western Australians,” Ms Anderson said.  

“We are committed to preserving the natural environment, including the protection of Nambad Brook as well as significant tree retention, which not only enhances amenity but supports biodiversity and long-term liveability. 

“By integrating Indigenous heritage into the design and ensuring that community voices are heard, we’re fostering a place where people feel a true sense of belonging.”  

This acquisition follows Mirvac’s previous investment in the state, with its land estate Henley Brook located 22km south of Bullsbrook.  

Are you interested in learning about land estates? Check out our New Homes section.  

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