Madora Bay

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

According to ABS demographic updates and quarterly new address data verified by AreaSearch since the Census, the suburb of Madora Bay has a calculated population of approximately 6,009 as of May 2026. This represents a rise of 2,179 residents (56.9%) relative to the 2021 Census, which counted 3,830 individuals. The calculation relies on a resident population of 5,757 estimated by AreaSearch using the ABS ERP release from June 2025 alongside 1,192 new addresses verified after the Census. This population level translates to a density of 1,619 persons per square kilometer, exceeding the typical figure for Australian locations reviewed by AreaSearch. The expansion rate of 56.9% since the 2021 census surpassed both the national average (9.3%) and the state level, placing the area at the forefront of regional growth. Movement from other states was the primary contributor to population gains, representing about 67.0% of the growth, with overseas arrivals and natural increase also contributing positively.

Projections developed by the ABS and Geoscience Australia released in 2024 with a 2022 baseline are applied to each SA2 region. For locations lacking this data or for periods after 2032, cohort-specific growth rates from the 2023 ABS capital city forecasts based on 2022 numbers are utilized. Future modeling indicates population growth will exceed the national median, with the location projected to add 883 residents by 2041 under consolidated SA2 figures, yielding a total growth of 10.5% over the 16 years.

The level of residential development activity in Madora Bay was found to be higher than 90% of real estate markets across the country

ABS building approval statistics mapped by AreaSearch show that the suburb of Madora Bay recorded a yearly average of approximately 197 new home approvals, summing to 987 residential approvals over the 5 financial years from FY-21 to FY-25, with an additional 282 registered during FY-26. For every new residence built over the 5 financial years from FY-21 to FY-25, an average of 2 people settled in the community, indicating strong demand that bolsters local property values. The average construction cost of these new residences is $401,000, which indicates that developers are concentrating on higher-end builds. In addition, commercial development approvals reached $53.3 million during the current financial year, pointing to active investment by local businesses.

On a per capita basis, the suburb of Madora Bay generates 279.0% more new residential approvals than Greater Perth, giving purchasers a wide array of options. This volume represents a substantial premium over the national average, reflecting high developer interest. Recent approvals consist entirely of standalone houses, preserving the low-density character of the neighborhood with spacious properties geared towards family living. The ratio of roughly 26 residents per approved dwelling reflects the typical profile of a developing residential zone.

Based on the most recent quarterly data from AreaSearch, the suburb of Madora Bay is projected to add 631 residents by 2041. Judging by current construction trends, the pipeline of new housing will easily accommodate this growth, maintaining favorable buying conditions and potentially enabling expansion beyond current projections.

Madora Bay has emerging levels of nearby infrastructure activity, ranking in the 24thth percentile nationally

Local infrastructure projects, major planning initiatives, and developments are key drivers of regional performance. AreaSearch has tracked 7 projects in the vicinity that are anticipated to influence the local area. Key developments include Lakelands Estate, Lakelands Estate, Meadow Springs Residential Development, and Black Swan Lake Estate (Ocean Hill, Lakelands), with the most significant local projects detailed in the following list.

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

Data compiled by AreaSearch indicates that the suburb of Madora Bay has a capable local workforce, healthy representation in core service sectors, a low unemployment rate of 1.7%, and an annual employment expansion of 11.8%. By March 2026, working residents numbered 3,139. The unemployment rate sits 2.5% below the Greater Perth mark of 4.2%, and labor force participation matches the regional benchmark of 70.2%. Census records show that a modest 8.7% of the workforce operated from home, though this figure may have been influenced by pandemic-related restrictions.

The primary employment sectors for local workers are health care & social assistance, construction, and mining. Mining employment is particularly prominent, running at 1.6 times the regional average. Conversely, professional & technical roles are underrepresented, accounting for 4.3% of workers compared to 8.2% across the wider region. The comparison between the resident labor pool and localized census job counts suggests this is a predominantly residential zone with limited commercial employment within its boundaries.

Analysis conducted by AreaSearch, utilizing data from SALM and ABS sources combined from larger statistical regions, indicates that during the year leading up to March 2026, employment grew by 11.8% while the labour force expanded by 12.4%, which led to an increase in unemployment of 0.5 percentage points. This trend differs from what occurred in Greater Perth, where employment increased by 2.0%, the labour force grew by 2.5%, and unemployment rose by 0.4 percentage points. For additional context regarding potential future demand in Madora Bay, one can refer to the national employment forecasts published by Jobs and Skills Australia in May-25. These forecasts span five and ten-year intervals and have been overlaid with the local employment profile to estimate future growth trajectories. Although national employment is projected to grow by 6.6% over five years and by 13.7% over ten years, expansion rates vary considerably across different industry sectors. When these sector-specific forecasts are applied to Madora Bay's current employment composition, local employment is expected to rise by 5.9% over five years and by 12.7% over ten years. It should be noted that this calculation represents a basic weighting extrapolation intended for illustrative purposes and does not incorporate localized population projections.

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

Based on postcode-level ATO statistics released for the 2023 financial year, taxpayers in the suburb of Madora Bay recorded a median income of $64,563 and an average of $86,993. This places local earnings among the highest brackets nationwide, comparing favorably to the Greater Perth median of $60,748 and average of $80,248. Adjusted for WPI growth of 10.93% since the 2023 financial year, estimated figures as of March 2026 stand at approximately $71,620 for the median and $96,501 for the average. In the 2021 Census, household, family, and individual incomes in the suburb of Madora Bay ranked in the 73rd to 83rd national percentiles. The largest cohort, comprising 36.1% of taxpayers (2,169 people), falls into the $1,500 - 2,999 weekly bracket, similar to the broader region where this group constitutes 32.0%. High-income households earning over $3,000 per week represent 33.3% of the local total, driving robust retail demand. Rent or mortgage costs consume 14.5% of income, leaving residents in the 83rd percentile for disposable earnings, while the SEIFA index places the community in the 6th decile.

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

At the time of the last Census, the housing mix in the suburb of Madora Bay consisted of 99.4% detached houses and 0.6% alternative dwellings like townhouses or apartments, compared to 77.8% houses and 22.1% alternative dwellings across metropolitan Perth. Homeowners who owned their properties outright made up 24.9% of households, below the metropolitan average, with the rest of the properties being mortgaged (59.3%) or rented (15.8%). The median mortgage payment was $2,004 per month, exceeding the metropolitan average of $1,907, while median weekly rent was $370, compared to $350 in metropolitan Perth. On a national level, monthly mortgage costs in the suburb of Madora Bay exceed the Australian median of $1,863, whereas weekly rents are below the national median of $375.

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

Family units make up 83.6% of local households, consisting of couples with children at 41.9%, couples without children at 31.1%, and single-parent households at 9.9%. Non-family living arrangements account for the remaining 16.4%, with lone person households representing 14.5% and group share houses making up 2.0%. The median household size of 2.9 individuals is larger than the Greater Perth median of 2.6.

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

Educational profiles indicate room for development, as the university qualification rate of 20.2% is lower than the national average of 30.4%. Among degree holders, bachelor degrees are the most common at 14.9%, followed by postgraduate degrees at 3.0% and graduate diplomas at 2.3%. Vocational and technical training is highly represented, with 44.5% of residents aged 15+ holding a qualification, split between advanced diplomas at 12.5% and certificates at 32.0%.

Enrolment rates are high, with 31.7% of local residents participating in academic programs. This cohort is divided into 11.9% attending primary school, 9.0% in high school, and 4.3% enrolled in tertiary education.

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

Commuters in the suburb of Madora Bay are served by 36 public transit stops, consisting of bus services. These stops are linked to 3 separate routes that generate 823 passenger journeys per week. Access to transit is convenient, with dwellings averaging 205 meters from the nearest stop. The neighborhood is mostly residential, meaning most workers travel outside the suburb for employment; private cars are the primary mode of transport at 86%, followed by rail at 6%. The average vehicle ownership rate is 1.8 cars per household, which is above the metropolitan average. A relatively small share of 8.7% of residents worked from home, according to the 2021 Census, which was held during the pandemic.

Daily public transport services average 117 trips across the network, which translates to roughly 22 weekly services at each individual stop.

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

Health indicators compiled by AreaSearch reveal strong outcomes in the suburb of Madora Bay, with low rates of chronic conditions and mortality across youth and older demographic segments. Private health insurance coverage is high, encompassing roughly 62% of the population (3,709 people), compared to 59.0% in Greater Perth and a national benchmark of 55.7%.

Asthma and arthritis are the most prevalent chronic conditions, affecting 6.9% and 6.6% of the population, respectively. A high percentage of residents (75.6%) reported no chronic conditions, compared to 71.9% across Greater Perth. The working-age cohort exhibits favorable health profiles with low rates of illness. Residents aged 65 and over make up 14.0% of the community (841 people), which is lower than the Greater Perth average of 16.1%, and this senior cohort ranks high nationally for positive health metrics.

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

Cultural metrics show that the suburb of Madora Bay has high diversity, with 6.5% of residents speaking a non-English language at home and 30.2% born in another country. Christianity is the primary religious affiliation, representing 47.5% of the population, compared to 45.0% across Greater Perth.

Regarding parental heritage, the leading backgrounds in the suburb of Madora Bay are English at 36.5% (above the regional average of 28.0%), Australian at 26.4% (above the regional average of 21.2%), and Scottish at 8.2%. Other notable cultural groups include South Australian at 1.2% (compared to 1.0% regionally), Welsh at 0.8% (compared to 0.7% regionally), and Maori at 1.3% (compared to 0.9% regionally).

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

The median age in the suburb of Madora Bay is 36 years, slightly below the Greater Perth median of 37 and the national median of 38. The suburb has a higher concentration of residents aged 55 - 64 (12.6%) compared to Greater Perth, but a lower proportion of individuals aged 25 - 34 (11.3%). Since the 2021 Census, the 75 to 84 cohort expanded from 2.7% to 4.5% of the population, and the 15 to 24 group rose from 13.3% to 14.6%. Meanwhile, the 5 to 14 cohort decreased from 15.5% to 13.9%, and the 45 to 54 cohort fell from 14.2% to 13.0%. Long-term projections indicate the demographic mix will change by 2041, with the 75 to 84 cohort expected to grow by 59%, adding 159 residents to total 430, while the cohorts aged 0 to 4 and 5 to 14 are projected to contract.