Suburb profile · Greater Perth
Madora Bay has an estimated 5,858 residents, up 53.0% since the 2021 Census, with 59 projects tracked in the area around Madora Bay.
Updated 14 Oct 2026.
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Located 58 kilometres south from Perth CBD, the suburb of Madora Bay is an expanding, highly affluent coastal enclave characterised by strong demographic momentum and well-above-average development activity. Based on AreaSearch's analysis of yearly SA2-level Estimated Resident Population (ERP) counts alongside quarterly national address file updates, the suburb of Madora Bay's population is estimated at around 5,858 as of Aug 2026. This represents an increase of 2,028 people (53.0%) from the 3,830 residents recorded at the 2021 Census.
Celebrated for its pristine beaches and picturesque coastal views, the suburb of Madora Bay provides a relaxed lifestyle that appeals broadly to families and retirees seeking a peaceful environment amidst natural and residential landscapes. The neighbourhood is well served by schools, parks, shopping centres, cafes, and sporting facilities that nurture a cohesive community atmosphere.
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01Profile
The analysis, national rankings and who lives there.
Located 58 kilometres south from Perth CBD, the suburb of Madora Bay is an expanding, highly affluent coastal enclave characterised by strong demographic momentum and well-above-average development activity. Based on AreaSearch's analysis of yearly SA2-level Estimated Resident Population (ERP) counts alongside quarterly national address file updates, the suburb of Madora Bay's population is estimated at around 5,858 as of Aug 2026. This represents an increase of 2,028 people (53.0%) from the 3,830 residents recorded at the 2021 Census.
Celebrated for its pristine beaches and picturesque coastal views, the suburb of Madora Bay provides a relaxed lifestyle that appeals broadly to families and retirees seeking a peaceful environment amidst natural and residential landscapes. The neighbourhood is well served by schools, parks, shopping centres, cafes, and sporting facilities that nurture a cohesive community atmosphere.
Estimated resident population by year (ABS, not Census counts): 1,074 in 2006 and 5,838 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 5,858 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 15 to 24, 14.9%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 36.1%.
Madora Bay ranks in the 99th percentile nationally for employment drivers and the 94th for development activity.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Madora Bay is $668 a week, up 3.1% over 12 months to Sep 2026 and 8% below Greater Perth.
8% below Greater Perth on median weekly rent
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $668 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent over 12 months | +3.1% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, Mandurah | $630 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent, Mandurah, over 12 months | +4.0% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, Greater Perth | $723 a week | Rental bond lodgements, median for the 12 months to Sep 2026 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Change in median rent, Greater Perth, over 12 months | +6.5% | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Median rent, WA | $714 a week | Rental bond lodgements, median for the 12 months to Sep 2026 | |
| Change in median rent, WA, over 12 months | +7.0% | Rental bond lodgements, median for the 12 months to Sep 2026 |
AreaSearch tracks 59 projects in and around Madora Bay, 14 of them under construction.
A major mixed-use precinct in the northern Mandurah corridor integrating the Lakelands Shopping Centre (anchored by Coles, Kmart, and ALDI) and the Lakelands Train Station, which became operational in 2023. The development includes the Lakelands Library and Community Centre.
Ocean Hill is a 120-hectare masterplanned coastal community in North Lakelands featuring over 1,900 residential lots. The estate is designed to integrate modern family living with the natural environment, located within walking distance of Madora Beach and the Lakelands Shopping Centre.
Masterplanned coastal community located in Madora Bay offering elevated land lots with ocean views. Stages 11 and 12 comprise residential lot subdivisions with associated civil and service infrastructure works.
Residential estate development in Lakelands featuring family homes with modern design, parks, and community facilities in a master-planned community setting.
Masterplanned coastal residential community in North Lakelands being delivered by CP Group and Satterley around the Black Swan Lake parkland. The Ocean Hill estate will ultimately provide about 1900 dwellings across multiple stages, with landscaped open space, walking trails and convenient access to Madora Beach, Lakelands Shopping Centre and Lakelands…
District level 10 hectare open space and sporting complex at the corner of Mandurah Road and Banksiadale Gate in Lakelands, delivered by the City of Mandurah.
A 21,000sqm sub regional shopping centre forming the heart of the Lakelands Town Centre, anchored by Coles, Kmart, Aldi and Best & Less with more than 40 specialty retailers, medical and childcare services, library and community facilities, creating a key retail and community hub for Lakelands and northern Mandurah.
Public primary school serving the Lakelands community north of Mandurah. Opened in 2014, the campus provides contemporary learning spaces, specialist facilities, outdoor areas and a strong community engagement focus.
Construction of a new 700 kilolitre ground-level potable water storage tank and pressure-boosting pump station to improve water supply security for the Lakelands community. The concrete tank is about 17 metres in diameter and 4 metres high, with associated pump house and switch room works delivered by DM Civil with Civil & Structures as concrete contractor.
Future infill rail station site identified for the Mandurah line at Gordon Road, Meadow Springs. Current official City of Mandurah transport planning confirms Gordon Road as one of the additional stations identified in the original Perth to Mandurah rail master planning, but only Aubin Grove and Lakelands have been delivered to date.
Road infrastructure upgrade to improve traffic flow, safety and connectivity in the growing Lakelands suburb of Mandurah. Works include road widening, new and upgraded intersections on key arterials including Mandurah Road and Lake Valley Drive, cycling paths, and improved pedestrian facilities to support the expanding residential community.
New METRONET infill railway station on the Mandurah Line between Warnbro and Mandurah. Opened 11 June 2023 with two side platforms, pedestrian overpass, 8-stand bus interchange, kiss-and-ride, secure cycle storage and a 400-bay car park. Provides an approx. 50-minute commute to Perth CBD and relieves pressure on Mandurah and Warnbro stations.
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 26 projects in and around the area that are not yet completed and have one: 2024 1, 2025 2, 2026 7, 2027 9, 2028 5, 2029 0, 2030 1, 2031 0, 2032 0, 2033 0, 2034 0, 2035 0, 2036 1. 8 have no completion year.
AreaSearch has tracked 2 substantial development applications lodged in and around Madora Bay over the period covered (about 2.6 years), 1 in the last 12 months. Coverage varies by council.
Status of the 2 tracked applications: 2 approved, 0 under assessment, 0 other (refused, withdrawn or no status).
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 2 | Tracked by AreaSearch, in and around the area, period covered (about 2.6 years) | |
| Tracked, last 12 months | 1 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 52.4 per 1,000 people | ABS building approvals | 98th percentile nationally |
| Average approvals a year | 236 | ABS building approvals | 93rd percentile nationally |
| Applications approved | 2 | Tracked by AreaSearch, in and around the area, period covered (about 2.6 years) |
Key infrastructure and planning changes likely to influence the suburb of Madora Bay include: Ocean Hill Estate (Lakelands North Precinct) (Construction); Madora Bay East Subdivisional Infrastructure Project (Construction); Lakelands Youth Park (Construction); Black Swan Lake Estate (Ocean Hill, Lakelands) (Construction); and Lakelands Town Centre Core Retail Expansion (Lot 2102) (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the suburb of Madora Bay spans multiple sectors including Residential Development, Sports & Recreation, and Transport & Logistics, among others.
Infrastructure development activity impacting the suburb of Madora Bay currently ranks below national averages at the 24th percentile.
AreaSearch's development drivers ranking places residential development activity in Madora Bay higher than 94% of real estate markets across the country.
Dwelling approval activity in the suburb of Madora Bay area has seen 524 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The suburb of Madora Bay's current population of 5,858 has been supported by 236 approvals on average over recent years.
The suburb of Madora Bay has seen 52.4 approvals per 1,000 people in recent years, compared to 7.4 approvals in Greater Perth. This means that one dwelling has been approved for every 21 people in the suburb of Madora Bay, compared to one for every 118 in Greater Perth.
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Looking at development activity over the past five years, the suburb of Madora Bay's approval levels have been significantly above the yearly average of 236, indicating strong recent growth in development activity.
Over the past five years, the population in the suburb of Madora Bay has grown by approximately 2,099 people, while 1,179 residential approvals were recorded. This equates to a ratio of 1.8 people added for each new dwelling approval. This suggests a balanced relationship between population growth and housing supply.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
Madora Bay lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 5,858 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +53.0% | AreaSearch estimate, Aug 2026, against the 2021 Census | 97th percentile nationally |
| Population density | 1,579 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 62nd percentile nationally |
| Average yearly growth, 2020 to 2025 | +9.3% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +8.3% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 3,830 | 2021 Census | |
| Residents added since the 2021 Census | 2,028 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +10.2% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +9.7% | ABS estimated resident population series to June 2025 | |
| Land area | 3.71 km² | AreaSearch boundary analysis |
Total population for the suburb of Madora Bay was estimated to be approximately 5,858 as at Aug 2026. This is based upon an estimated resident population of 5,838 from the ABS up to June 2025.
The suburb of Madora Bay has added approximately 2,028 people and shown a 52.95% increase from the 3,830 people recorded at the 2021 Census period.
The population density in the suburb of Madora Bay is estimated at 1,579 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the suburb of Madora Bay has shown a compound annual growth rate of 8.3% per annum.
Population growth in the suburb of Madora Bay is driven by: Interstate migration (67.0%), Overseas migration (19.0%), Natural increase (15.0%). The primary driver is Interstate migration, contributing 67.0% of overall population gains.
Madora Bay's population is slightly younger than the national pattern.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 36 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 30th percentile nationally |
| Aged 65 and over | 13.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 19.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 27.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 51.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 36 years | 2021 Census | |
| Aged 0 to 4 | 6.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 13.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 14.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 12.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 14.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 12.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 12.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 8.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 4.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 1.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the suburb of Madora Bay at 36 years as at August 2026. That is in line with the 2021 Census figure of 36 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 36 years as at August 2026, Madora Bay is comparable to the Greater Perth 2021 Census average (37 years) and 2 years younger than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the suburb of Madora Bay compared to the Greater Perth region is the 15 - 24 group, making up 14.9% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the suburb of Madora Bay compared to the Greater Perth region is the 25 - 34 group, making up 12.3% of the population.
Yes, certain age groups in the suburb of Madora Bay show significant variance compared to Greater Perth. The most under-represented age group is 85+ year-olds (1.2% vs 2.0%).
AreaSearch estimates children aged 0-14 years at 19.7% of the population in the suburb of Madora Bay as at August 2026.
AreaSearch estimates people aged 65 and over at 13.4% of the population in the suburb of Madora Bay as at August 2026.
The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $73,089 a year | ATO FY-24, annual | 89th percentile nationally |
| Average taxable income | $96,237 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $2,290 | 2021 Census, weekly | 83rd percentile nationally |
| Census personal income / week | $948 | 2021 Census, weekly | 73rd percentile nationally |
| High-income households | 33.3% | 2021 Census | |
| Census family income / week | $2,487 | 2021 Census, weekly | |
| Low-income households | 14.3% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the suburb of Madora Bay is approximately $78,234. The official ATO data from FY-24 recorded a median of $73,089.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the suburb of Madora Bay is approximately $103,012. The official ATO data from FY-24 recorded an average of $96,237.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the suburb of Madora Bay is approximately $78,234 compared to $68,556 in Greater Perth. The official ATO data from FY-24 shows $73,089 and $64,047 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the suburb of Madora Bay is approximately $103,012 compared to $90,565 in Greater Perth. The official ATO data from FY-24 shows $96,237 and $84,609 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the suburb of Madora Bay's households (~36.1% / 468 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the suburb of Madora Bay is the $1,500 - 2,999 group, representing about 36.1% of households. In comparison, Greater Perth's largest household income cohort is the $1,500 - 2,999 group, representing 32.0% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the suburb of Madora Bay is $2,290/wk.
According to the 2021 Census, the median family income in the suburb of Madora Bay is $2,487/wk.
The 2021 Census shows that the median personal income in the suburb of Madora Bay is $948/wk.
According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-24, the suburb of Madora Bay had a median income among taxpayers of $73,089 with the average level standing at $96,237. This is extremely high nationally and compares to levels of $64,047 and $84,609 across Greater Perth respectively. Based on Wage Price Index growth of 7.04% since FY-24, current estimates would be approximately $78,234 (median) and $103,012 (average) as of June 2026.
The estimated disposable income in the suburb of Madora Bay is $8,482 per year according to AreaSearch analysis.
The suburb of Madora Bay's disposable income is $8,482 compared to $6,842 for Greater Perth, based on AreaSearch analysis.
AreaSearch analysis of employment trends sees Madora Bay performing better than 99% of local markets assessed across Australia.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 1.7% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 65.0% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 2,992 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 4,598 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 3,043 | ABS and DEWR labour data, compiled by AreaSearch |
As of March 2026, the suburb of Madora Bay has approximately 2,992 employed residents with an unemployment rate of 1.7%. This very low unemployment rate indicates a tight labour market with strong demand for workers. The area ranks in the top 25% nationally for employment performance, indicating a robust job market.
As of March 2026, the unemployment rate in the suburb of Madora Bay stands at 1.7%, which is 2.5 percentage points below Greater Perth's rate of 4.2%. This lower unemployment rate suggests stronger local employment conditions. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the suburb of Madora Bay is dominated by several key sectors. The largest employers are health care & social assistance (13.9% of employment), construction (11.9%), and mining (11.3%). Other significant employers include education & training and retail trade.
Over the past year to March 2026, the suburb of Madora Bay has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has risen. By comparison, Greater Perth saw employment increased and its unemployment rate rose.
The workforce participation rate in the suburb of Madora Bay is 65.0%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate trailing the Greater Perth average of 69.9%, showing similar workforce dynamics to Greater Perth.
The suburb of Madora Bay shows notable specialisation in mining, which employs 11.3% of the local workforce compared to 7.0% across Greater Perth. This concentration suggests the area has developed competitive advantages in this sector. The area also shows above-average employment in 3 other sectors, contributing to a distinctive economic profile.
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The suburb of Madora Bay's employment market shows strong performance nationally, ranking in the top 25% of areas assessed by AreaSearch. This indicates robust employment conditions and economic vitality compared to other regions. Recent job advertisement trends show the broader employment region experienced 4.5% growth, ranking 12th out of 37 regions nationally.
Educational attainment in Madora Bay sits close to the middle of locations nationally, based on AreaSearch's ranking of qualification and performance metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 14.9% | 2021 Census | 41st percentile nationally |
| Postgraduate qualifications | 3.0% | 2021 Census | 30th percentile nationally |
| University qualifications | 20.2% | 2021 Census | |
| Vocational qualifications | 32.0% | 2021 Census | 84th percentile nationally |
| Graduate diploma or certificate | 2.3% | 2021 Census | 47th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 12.5% | 2021 Census | 86th percentile nationally |
| No post-school qualification | 35.4% | 2021 Census | |
| Residents attending an educational institution | 31.7% | 2021 Census | |
| Residents attending university or other higher education | 4.3% | 2021 Census | 47th percentile nationally |
| Residents attending primary school | 11.9% | 2021 Census | 79th percentile nationally |
| Residents attending secondary school | 9.0% | 2021 Census | 73rd percentile nationally |
20.2% of people aged 15 and over in the suburb of Madora Bay have university qualifications, compared to 30.1% in Greater Perth.
35.4% of people aged 15 and over in the suburb of Madora Bay have no formal qualifications, compared to 35.6% in Greater Perth.
The suburb of Madora Bay ranks in the 54th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the suburb of Madora Bay are: Certificate (32.0%), Bachelor Degree (14.9%), Advanced Diploma (12.5%).
31.7% of the population in the suburb of Madora Bay is currently engaged in formal education, including 11.9% in primary school, 9.0% in secondary school, 4.3% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the suburb of Madora Bay is 1000, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 2 schools within the suburb of Madora Bay, with a combined enrollment of approximately 218 students.
The suburb of Madora Bay includes 1 primary school, 1 combined school.
Madora Bay features high concentrations of family households and couples with children but relatively few lone person households, with a larger average household size than Greater Perth.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.9 people | 2021 Census | 85th percentile nationally |
| Lone-person households | 14.5% | 2021 Census | 10th percentile nationally |
| Couples with children | 41.9% | 2021 Census | 83rd percentile nationally |
| Couples without children | 31.1% | 2021 Census | 76th percentile nationally |
| One-parent families | 9.9% | 2021 Census | 43rd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 2.0% | 2021 Census | 25th percentile nationally |
| Households at the 2021 Census | 1,296 | 2021 Census | |
| Estimated households | 1,982 | AreaSearch estimate, Aug 2026 | |
| Family households | 83.6% | 2021 Census | 89th percentile nationally |
| Average children per family | 1.7 per family | 2021 Census | 61st percentile nationally |
As of the 2021 Census, the suburb of Madora Bay had 1,296 households. Based on population growth patterns, this has grown by approximately 52.9% to an estimated 1,982 households today.
The average household size in the suburb of Madora Bay is 2.9 people. This compares to 2.6 in Greater Perth and reflects the area's household composition mix.
Family households dominate at 83.6% of all households. Non-family households consist of lone person households (14.5%), group households (2.0%), and other household types (0.0%).
Of the 1,083 family households, couples with children account for 41.9% of all households, couples without children at home 31.1%, and single parent families 9.9%. This mix shapes local demand for schools, family services, and housing types.
Compared to Greater Perth, the suburb of Madora Bay shows distinct household patterns. Family households are notably over-represented at 83.6% (versus 71.5% in Greater Perth). Conversely, lone person households are under-represented at 14.5% compared to 24.9% in Greater Perth. This family-oriented profile influences local demand for family homes, schools, and children's services.
Families in the suburb of Madora Bay have an average of 1.7 children, slightly above the Greater Perth average of 1.6. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 54.8% of the adult population are currently married, while 31.9% have never married. This compares to 47.6% married and 36.1% never married across Greater Perth.
Single-person households represent 14.5% of all households in the suburb of Madora Bay, notably lower than the average for Greater Perth of 24.9%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 2.0% of households, below the Greater Perth average of 3.5%. This lower rate suggests less student or young professional shared accommodation.
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.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 30.2% | 2021 Census | 64th percentile nationally |
| Speak another language at home | 6.5% | 2021 Census | 30th percentile nationally |
| English only at home | 93.5% | 2021 Census | 70th percentile nationally |
| Australian citizens | 88.1% | 2021 Census | 60th percentile nationally |
| Born in Australia | 69.8% | 2021 Census | 35th percentile nationally |
| Aboriginal and Torres Strait Islander residents | 1.4% | 2021 Census | 51st percentile nationally |
Madora Bay was found to be above average in terms of cultural diversity, with 6.5% of its population speaking a language other than English at home and 30.2% born overseas.
Christianity is the most commonly reported religion in Madora Bay, at 47.5% of people, although more residents (50.7%) reported no religion. Christianity accounts for 45.0% across Greater Perth.
In terms of ancestry (country of birth of parents), the top three represented groups in Madora Bay are English, comprising 36.5% of the population, which is substantially higher than Greater Perth's 28.0%, Australian, comprising 26.4% of the population, which is substantially higher than Greater Perth's 21.2%, and Scottish, comprising 8.2% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: South African is notably overrepresented at 1.2% of Madora Bay (vs 1.0% across Greater Perth), Welsh at 0.8% (vs 0.7%) and Maori at 1.3% (vs 0.9%).
30.2% of the suburb of Madora Bay population was born overseas, compared to 37.7% across Greater Perth.
6.5% of the population in the suburb of Madora Bay speaks a language other than English at home, compared to 22.0% in Greater Perth.
1.4% of the suburb of Madora Bay population identifies as Australian Aboriginal, compared to 1.4% in Greater Perth.
88.1% of the suburb of Madora Bay population holds citizenship, compared to 83.0% in Greater Perth.
04Place
Housing, health, transport, local services and the reports on them.
Madora Bay is characterized by a predominantly suburban housing profile, with ownership patterns similar to Greater Perth.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 15.8% | 2021 Census | 14th percentile nationally |
| Owned outright | 24.9% | 2021 Census | 24th percentile nationally |
| Detached houses | 99.4% | 2021 Census | 97th percentile nationally |
| Median mortgage repayment | $2,004 a month | 2021 Census, monthly | 67th percentile nationally |
| Owned with a mortgage | 59.3% | 2021 Census | 96th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 0.6% | 2021 Census | 8th percentile nationally |
| Median weekly rent paid, 2021 Census | $370 | 2021 Census, weekly | 50th percentile nationally |
| Median rent as a share of median household income | 16.2% | 2021 Census, ratio calculated by AreaSearch | 12th percentile nationally |
| Median mortgage repayment as a share of household income | 20.2% | 2021 Census, ratio calculated by AreaSearch | 16th percentile nationally |
| People per bedroom | 0.7 per bedroom | 2021 Census | 23rd percentile nationally |
In the suburb of Madora Bay, 24.9% of homes are owned outright, 59.3% are owned with a mortgage, and 15.8% are rented.
According to the latest data, 99.4% of dwellings in the suburb of Madora Bay are houses.
In the suburb of Madora Bay, 0.0% of dwellings are apartments or units, with an additional 0.6% being semi-detached dwellings.
Outright home ownership in the suburb of Madora Bay stands at 24.9%, compared to 29.3% in Greater Perth.
The median monthly mortgage repayment in the suburb of Madora Bay is $2,004, compared to $1,907 in Greater Perth.
The aggregate monthly housing cost in the suburb of Madora Bay is $1,441, which represents the average monthly cost across all housing types.
In the suburb of Madora Bay, households with mortgages typically spend 20.2% of their income on mortgage repayments, while renters spend 16.2% of their income on rent.
The average persons per bedroom ratio in the suburb of Madora Bay is 0.7, indicating the level of household density.
Housing affordability in the suburb of Madora Bay shows mortgage holders spending 20.2% of income on repayments (vs 23.6% in Greater Perth), while renters spend 16.2% of income on rent (vs 18.8% in Greater Perth).
The dwelling mix in the suburb of Madora Bay consists of 99.4% detached houses, 0.6% semi-detached dwellings, 0.0% apartments, and 0.0% other dwelling types.
Housing in Madora Bay consumes approximately 14.5% of median household income ($9,916 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Madora Bay show attached dwellings contributing 0% of approvals compared to 1% of existing stock, while detached houses represent 100% of applications versus 99% of current dwellings. This suggests development patterns consistent with existing housing mix. Density increases remain below national trends.
Madora Bay's residents are extremely healthy relative to locations nationally with both young and old age cohorts seeing low prevalence of common health conditions.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 63.7% | ATO FY 2024, private health cover | 85th percentile nationally |
| No long-term health condition | 75.6% | 2021 Census | 83rd percentile nationally |
| Need help with daily activities | 3.3% | 2021 Census | 14th percentile nationally |
| No long-term health condition, under 65 | 80.1% | 2021 Census | 75th percentile nationally |
| Three or more long-term health conditions, under 65 | 0.9% | 2021 Census | 31st percentile nationally |
Around 63.7% of people in the suburb of Madora Bay are covered by private health insurance, which compares to 59.1% in Greater Perth.
In the suburb of Madora Bay, 3.3% of the population is identified as requiring ongoing medical assistance. By comparison, 4.6% of people in Greater Perth require similar assistance.
6.9% of people in the suburb of Madora Bay are diagnosed with asthma. In comparison, 6.8% of the population across Greater Perth is affected by asthma.
Diabetes affects 2.9% of the suburb of Madora Bay population, while in Greater Perth, 4.0% of people are diagnosed with diabetes.
2.3% of people in the suburb of Madora Bay have heart disease. Across Greater Perth,3.3% of the population is affected by heart disease.
In the suburb of Madora Bay, 63.7% of the population are estimated to have private health insurance. Comparatively, Greater Perth sees an estimated private health coverage rate of 59.1%.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 51 out of 100 | AreaSearch transport analysis of timetable data | 51st percentile nationally |
| Public transport stops | 36 | Public transport timetable (GTFS) data, compiled by AreaSearch | 33rd percentile nationally |
| Weekly public transport trips | 823 | Public transport timetable (GTFS) data, compiled by AreaSearch | 31st percentile nationally |
| People per public transport stop | 167 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 3 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.8 per dwelling | 2021 Census | |
| Working residents who worked from home | 8.7% | 2021 Census, taken during COVID-19 restrictions |
There are 36 public transport stops within the suburb of Madora Bay.
The suburb of Madora Bay has 823 weekly trips across 3 routes, averaging 117 trips per day.
On average, residential properties are 205 metres from the nearest transport stop.
From the typical resident, the nearest child care centre is 402 m away and the nearest school 645 m.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 36 stops nearby, 823 weekly trips, access rating 51 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 16 out of 100 | AreaSearch proximity analysis | 16th percentile nationally |
| Nearest child care | 402 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest school | 645 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 849 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 1.1 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest supermarket | 1.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 1.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 1.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 1.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 6.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 6.9 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 7.3 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 2 long day care centres with 111 places in Madora Bay, about 3.2 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Madora Bay is built to order and emailed to you.
Ordered reports
The other sector reports are ordered on a custom catchment: draw your own area to add them. The order window shows the estimate before you place the order.
Order a reportShort silent previews of sample pages. Base and Child Care can be ordered for Madora Bay.
06About this profile
Where the figures come from, downloads and nearby areas.
AreaSearch's development drivers ranking places residential development activity in Madora Bay higher than 94% of real estate markets across the country.
Madora Bay has emerging levels of nearby infrastructure activity, ranking in the 24th percentile nationally.
No headline figures are reported for this area.
Median rent in Madora Bay is $668 a week, +3.1% over 12 months to Sep 2026.
Madora Bay lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends.
Madora Bay's population is slightly younger than the national pattern.
The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis.
AreaSearch analysis of employment trends sees Madora Bay performing better than 99% of local markets assessed across Australia.
Educational attainment in Madora Bay sits close to the middle of locations nationally, based on AreaSearch's ranking of qualification and performance metrics.
Madora Bay features high concentrations of family households and couples with children but relatively few lone person households, with a larger average household size than Greater Perth.
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 is characterized by a predominantly suburban housing profile, with ownership patterns similar to Greater Perth.
Madora Bay's residents are extremely healthy relative to locations nationally with both young and old age cohorts seeing low prevalence of common health conditions.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be below the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Madora Bay has an estimated 5,858 residents, up 53.0% since the 2021 Census, with 59 projects tracked in the area around Madora Bay.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Madora Bay.
Data currency
Refreshed . Rents to Sep 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Dec 2025. Housing, households and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 15 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL50875). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses Suburbs and Localities (SAL) boundaries (suburb-style geography). SAL represents commonly-known suburb names used in addresses, while Statistical Areas (SA2) are designed for census and statistical reporting. Even when sharing the same name, SAL and SA2 boundaries often cover different geographic areas with different populations.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Dec 2025) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, education, transport, health and services and amenities. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Madora Bay from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Madora Bay with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
