Madora Bay

Madora Bay lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Madora Bay's population is estimated at around 5,827 as of Feb 2026. This reflects an increase of 1,997 people since the 2021 Census, which reported a population of 3,830 people. The change is inferred from the resident population of 5,434 estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024) and an additional 1,033 validated new addresses since the Census date. This level of population equates to a density ratio of 1,570 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Madora Bay's growth of 52.1% since the 2021 census exceeded the national average (9.9%), along with the state, marking it as a growth leader in the region. Population growth for the suburb was primarily driven by interstate migration that contributed approximately 67.0% of overall population gains during recent periods, although all drivers including overseas migration and natural growth were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the growth rates by age cohort provided by the ABS in its latest Greater Capital Region projections (released in 2023, based on 2022 data). Moving forward with demographic trends, an above median population growth of national statistical areas is projected for Madora Bay. The suburb is expected to expand by 941 persons to 2041 based on aggregated SA2-level projections, reflecting a reduction of 5.5% in total over the 17 years.

AreaSearch assessment of residential development activity positions Madora Bay among the top 25% of areas assessed nationwide

AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, shows Madora Bay experienced approximately 198 dwelling approvals annually over the past five financial years. This totals an estimated 992 homes. In FY-26165 approvals have been recorded to date. The average population increase per dwelling built in Madora Bay was around 0.8 people per year between FY-21 and FY-25.

New supply is meeting or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average expected construction cost value of new dwellings is $401,000, indicating a focus on the premium segment with upmarket properties. In this financial year, $53.3 million in commercial development approvals have been recorded, demonstrating high levels of local commercial activity. Compared to Greater Perth, Madora Bay records 306.0% more construction activity per person, offering buyers ample choice and suggesting strong developer confidence in the location. Recent development has consisted entirely of detached dwellings, maintaining the area's traditional suburban character with a focus on family homes.

With around 20 people per dwelling approval, Madora Bay exhibits characteristics of a growth area. Given stable or declining population forecasts, Madora Bay may experience less housing pressure, creating favourable conditions for buyers.

Madora Bay has emerging levels of nearby infrastructure activity, ranking in the 26thth percentile nationally

Area infrastructure significantly impacts local performance. AreaSearch identified six projects potentially affecting the region. Notable initiatives are Lakelands Estate, Meadow Springs Residential Development, and Black Swan Lake Estate (Ocean Hill, Lakelands). Relevant projects are listed below.

Professional plan users can use the search below to filter and access additional projects.

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Employment conditions in Madora Bay rank among the top 10% of areas assessed nationally

Madora Bay has a skilled workforce with significant representation in essential services sectors. Its unemployment rate is 0.9% as of September 2025. Employment growth over the past year was estimated at 10.1%.

The area's unemployment rate is 3.0% lower than Greater Perth's rate of 4.0%, but workforce participation lags behind at 60.8% compared to Greater Perth's 71.6%. Census responses indicate that only 8.7% of residents work from home, potentially impacted by Covid-19 lockdowns. Leading employment industries include health care & social assistance, construction, and mining, with a particularly strong specialization in mining at 1.6 times the regional level. However, professional & technical services are under-represented, with only 4.3% of Madora Bay's workforce compared to Greater Perth's 8.2%.

The area appears to offer limited local employment opportunities based on Census data. Over a 12-month period ending in September 2025, employment increased by 10.1% while the labour force grew by 10.0%, keeping unemployment broadly flat. In contrast, Greater Perth experienced employment growth of 2.9% and labour force growth of 3.0%. National employment forecasts from Jobs and Skills Australia, released in May-25, project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Madora Bay's employment mix suggests local employment should increase by 5.9% over five years and 12.7% over ten years, based on a simple weighting extrapolation for illustrative purposes.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows that income in Madora Bay is high nationally. The median income is $64,563 and the average income stands at $86,993. This contrasts with Greater Perth's figures of a median income of $60,748 and an average income of $80,248. Based on Wage Price Index growth of 9.62% since financial year 2023, current estimates would be approximately $70,774 (median) and $95,362 (average) as of September 2025. Census data reveals that household, family and personal incomes in Madora Bay rank highly nationally, between the 73rd and 83rd percentiles. Income brackets indicate that the predominant cohort spans 36.1% of locals (2,103 people) in the $1,500 - 2,999 category, consistent with broader trends across the broader area showing 32.0% in the same category. The substantial proportion of high earners (33.3% above $3,000/week) indicates strong economic capacity throughout Madora Bay. Housing accounts for 14.5% of income while strong earnings rank residents within the 83rd percentile for disposable income and the area's SEIFA income ranking places it in the 6th decile.

Madora Bay is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

Madora Bay's dwelling structures, as per the latest Census, were 99.4% houses and 0.6% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Perth metro's 77.8% houses and 22.1% other dwellings. Home ownership in Madora Bay stood at 24.9%, with mortgaged dwellings at 59.3% and rented ones at 15.8%. The median monthly mortgage repayment was $2,004, higher than Perth metro's $1,907. The median weekly rent was $370, compared to Perth metro's $350. Nationally, Madora Bay's mortgage repayments exceeded the Australian average of $1,863, while rents were lower at $370 against the national figure of $375.

Madora Bay features high concentrations of family households, with a higher-than-average median household size

Family households comprise 83.6% of all households, including 41.9% couples with children, 31.1% couples without children, and 9.9% single parent families. Non-family households make up the remaining 16.4%, with lone person households at 14.5% and group households comprising 2.0%. The median household size is 2.9 people, larger than the Greater Perth average of 2.6.

Educational attainment in Madora Bay aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's university qualification rate is 20.2%, significantly lower than the Australian average of 30.4%. Bachelor degrees are the most prevalent at 14.9%, followed by postgraduate qualifications (3.0%) and graduate diplomas (2.3%). Vocational credentials are held by 44.5% of residents aged 15+, with advanced diplomas at 12.5% and certificates at 32.0%. Educational participation is high, with 31.7% of residents currently enrolled in formal education: 11.9% in primary, 9.0% in secondary, and 4.3% in tertiary education.

Educational participation is notably high, with 31.7% of residents currently enrolled in formal education. This includes 11.9% in primary education, 9.0% in secondary education, and 4.3% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Madora Bay has 36 active public transport stops, all of which are bus stops. These stops are served by three different routes that collectively facilitate 823 weekly passenger trips. The area's transport accessibility is rated as good, with residents typically residing 205 meters from the nearest transport stop. In this primarily residential area, most commuters travel outward. Cars remain the dominant mode of transportation at 86%, while train use accounts for 6%. On average, there are 1.8 vehicles per dwelling, which is higher than the regional average.

According to the 2021 Census, only 8.7% of residents work from home, a figure that may be influenced by COVID-19 conditions. The service frequency averages 117 trips per day across all routes, equating to approximately 22 weekly trips per individual stop.

Madora Bay's residents are extremely healthy with both young and old age cohorts seeing low prevalence of common health conditions

Analysis of health metrics shows strong performance throughout Madora Bay. AreaSearch's assessment found low prevalence of common health conditions across both young and old age cohorts. The rate of private health cover was exceptionally high at approximately 62% of the total population (3,597 people), compared to 59.0% across Greater Perth and a national average of 55.7%.

The most common medical conditions were asthma and arthritis, impacting 6.9 and 6.6% of residents respectively, while 75.6% declared themselves completely clear of medical ailments, compared to 71.9% across Greater Perth. Working-age residents showed notably healthy outcomes with low chronic condition prevalence. The area has 13.7% of residents aged 65 and over (798 people), lower than the 16.3% in Greater Perth. Health outcomes among seniors were particularly strong, ranking higher than the general population nationally.

In terms of cultural diversity, Madora Bay records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Madora Bay's cultural diversity was above average, with 6.5% speaking a language other than English at home and 30.2% born overseas. Christianity was the predominant religion, accounting for 47.5%, compared to Greater Perth's 45.0%. The top three ancestry groups were English (36.5%), Australian (26.4%), and Scottish (8.2%).

Notably, South African (1.2%) and Welsh (0.8%) were overrepresented, as was Maori (1.3%).

Madora Bay's population is slightly younger than the national pattern

Madora Bay's median age is nearly 36 years, close to Greater Perth's average of 37 years. This is slightly below the Australian median age of 38 years. Compared to Greater Perth, Madora Bay has a higher proportion of residents aged 55-64 (13.8%) but fewer residents aged 25-34 (10.4%). Between the 2021 Census and the present, the population of residents aged 15-24 has grown from 13.3% to 14.8%, while those aged 75-84 have increased from 2.7% to 4.1%. Conversely, the proportion of residents aged 5-14 has declined from 15.5% to 13.9%, and those aged 25-34 have decreased from 11.8% to 10.4%. Demographic modeling projects significant changes in Madora Bay's age profile by 2041. The 75-84 cohort is expected to grow by 37%, adding 88 residents to reach a total of 327. Residents aged 65 and above will drive 86% of population growth, highlighting demographic aging trends. Conversely, the populations of residents aged 25-34 and 0-4 are expected to decline.