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

Based on ABS population updates and AreaSearch validations, as of Nov 2025, Madora Bay's estimated population is around 5,740. This reflects a growth of 1,910 people since the 2021 Census, which reported a population of 3,830. The change is inferred from AreaSearch's estimate of 5,434 residents following examination of ABS ERP data (June 2024) and additional validated new addresses since the Census date. This results in a density ratio of 1,547 persons per square kilometer, above national averages assessed by AreaSearch. Madora Bay's growth of 49.9% since 2021 exceeded both national (9.7%) and state averages, marking it as a regional growth leader. Interstate migration contributed approximately 67.0% to overall population gains during recent periods.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and post-2032 growth estimation, AreaSearch utilises ABS Greater Capital Region projections (released in 2023, based on 2022 data). Future population trends project above median growth for the area, with an expected expansion of 925 persons to 2041, reflecting a reduction of 4.6% 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 in Madora Bay shows an average of 198 new dwelling approvals per year. Between FY-21 and FY-25, approximately 992 homes were approved, with another 165 approved so far in FY-26. This results in around 0.8 new residents arriving per new home over the past five financial years.

New construction is meeting or exceeding demand, providing buyers with more options and enabling population growth. The average expected construction cost value of new properties is $401,000, indicating that developers are targeting the premium market segment. In FY-26, $53.3 million in commercial approvals have been registered, suggesting robust local business investment. Compared to Greater Perth, Madora Bay has 305.0% more new home approvals per person, offering buyers ample choice and indicating strong developer confidence in the location. Recent building activity consists entirely of detached houses, sustaining Madora Bay's suburban identity with a concentration of family homes suited to buyers seeking space.

With around 20 people per dwelling approval, Madora Bay exhibits characteristics of a growth area. However, with population expected to remain stable or decline, pressure on housing in Madora Bay should be reduced, potentially creating opportunities for buyers.

Madora Bay has emerging levels of nearby infrastructure activity, ranking in the 34thth percentile nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified six projects potentially affecting this region. Notable ones are Lakelands Estate, Meadow Springs Residential Development, and Black Swan Lake Estate (Ocean Hill, Lakelands). Below is a list of the most relevant projects.

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

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AreaSearch analysis of employment trends sees Madora Bay performing better than 90% of local markets assessed across Australia

Madora Bay has a skilled workforce with essential services sectors well represented. The unemployment rate was 0.9% in the past year, with an estimated employment growth of 10.1%.

As of September 2025, 2643 residents are employed, and the unemployment rate is 3.0% lower than Greater Perth's rate of 4.0%. Workforce participation is 69.8%, compared to Greater Perth's 65.2%. Leading employment industries include health care & social assistance, construction, and mining, with mining having a particularly notable concentration at 1.6 times the regional average. Professional & technical services have limited presence, with only 4.3% employment compared to the regional average of 8.2%.

The area appears to offer limited local employment opportunities based on Census data comparing working population to resident population. Between September 2024 and September 2025, employment levels increased by 10.1%, and labour force grew by 10.0%, with unemployment remaining essentially unchanged. In contrast, Greater Perth saw employment rise by 2.9% during the same period. State-level data from WA to November 25 shows employment contracted by 0.27%, with an unemployment rate of 4.6%. National employment forecasts from May-25 project a growth of 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, assuming constant population projections 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 Madora Bay's median taxpayer income at $64,563 and average at $86,993. This ranks among the highest in Australia, compared to Greater Perth's median of $60,748 and average of $80,248. Based on Wage Price Index growth of 9.62% since financial year 2023, current estimates for Madora Bay are approximately $70,774 (median) and $95,362 (average) as of September 2025. According to the 2021 Census, incomes in Madora Bay rank highly nationally, between the 73rd and 83rd percentiles for households, families, and individuals. The earnings profile shows that 36.1% of locals (2,072 people) fall into the $1,500 - $2,999 income category, similar to the surrounding region at 32.0%. Economic strength is evident with 33.3% of households earning high weekly incomes exceeding $3,000, supporting elevated consumer spending. Housing accounts for 14.5% of income, and residents rank in the 83rd percentile for disposable income. 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 structure, as per the latest Census, consisted of 99.4% houses and 0.6% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Perth metro's 85.0% houses and 15.0% 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, exceeding Perth metro's average of $1,733. The median weekly rent in Madora Bay was $370, higher than Perth metro's $300 but lower than the national average of $375. Nationally, Madora Bay's mortgage repayments were higher at $2,004 compared to Australia's average of $1,863.

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

Family households constitute 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 comprise the remaining 16.4%, with lone person households at 14.5% and group households making up 2.0%. The median household size is 2.9 people, which is larger than the Greater Perth average of 2.4.

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 Australia's average of 30.4%. Bachelor degrees are the most common at 14.9%, followed by postgraduate qualifications at 3.0% and graduate diplomas at 2.3%. Vocational credentials are prevalent, with 44.5% of residents aged 15+ holding such qualifications - advanced diplomas at 12.5% and certificates at 32.0%. Educational participation is 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 together offer 823 weekly passenger trips. The accessibility of the transport system is rated as good, with residents on average being located 205 meters from their nearest stop.

The services run an average of 117 trips per day across all routes, which equates to approximately 22 weekly trips per individual stop.

Madora Bay's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Madora Bay shows excellent health outcomes across all ages, with very low prevalence of common health conditions. Approximately 62% (3,543 people) have private health cover, compared to 56.0% in Greater Perth and a national average of 55.7%. The most prevalent medical conditions are asthma (6.9%) and arthritis (6.6%).

75.6% of residents report no medical ailments, higher than the 63.6% in Greater Perth. The area has 12.8% (734 people) aged 65 and over, lower than the 27.5% in Greater Perth. Seniors' health outcomes align with those of the general population.

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 had a cultural diversity level above average, with 6.5% of its residents speaking a language other than English at home and 30.2% born overseas. Christianity was the predominant religion in Madora Bay, making up 47.5% of the population, closely aligned with Greater Perth's 47.2%. The top three ancestry groups were English (36.5%), Australian (26.4%), and Scottish (8.2%).

Notably, South African ancestry was overrepresented at 1.2%, compared to the regional average of 0.8%. Similarly, Welsh ancestry stood at 0.8% in Madora Bay, matching the regional figure, while Maori ancestry was slightly higher at 1.3%, compared to the regional average of 1.2%.

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

Madora Bay's median age is 36 years, nearly matching 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 percentage of residents aged 55-64 (13.7%) but fewer residents aged 25-34 (10.7%). Between the 2021 Census and present, the population aged 15-24 has grown from 13.3% to 14.5%, while the 75-84 age group has increased from 2.7% to 3.8%. Conversely, the 5-14 age group has declined from 15.5% to 14.2%, and the 25-34 age group has dropped from 11.8% to 10.7%. By 2041, demographic modeling suggests Madora Bay's age profile will significantly evolve. The 75-84 cohort is projected to grow by 43%, adding 92 residents to reach 311. Residents aged 65 and above are expected to drive 78% of population growth, highlighting demographic aging trends. Meanwhile, the 15-24 and 25-34 age cohorts are anticipated to experience population declines.