Mandurah

Population growth drivers in Mandurah are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

As of Feb 2026, Mandurah's population is estimated at around 10,317. This reflects an increase of 1,513 people since the 2021 Census, which reported a population of 8,804. The change was inferred from AreaSearch's estimate of 9,935 residents following examination of ABS ERP data release in June 2024 and additional validated new addresses since the Census date. This level of population results in a density ratio of 1,440 persons per square kilometer. Mandurah's growth rate of 17.2% since the 2021 census exceeded both national average (9.9%) and state average. Interstate migration contributed approximately 51.0% of overall population gains during recent periods.

AreaSearch is using ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises growth rates by age cohort provided by the ABS in its Greater Capital Region projections released in 2023 based on 2022 data. Considering projected demographic shifts, Mandurah is expected to increase by 2,188 persons to reach a population of around 12,505 by 2041, reflecting an overall increase of approximately 17.1% over the 17-year period.

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

Based on AreaSearch analysis of ABS building approval numbers, Mandurah has experienced around 59 dwellings receiving development approval each year. An estimated 296 homes were approved over the past five financial years, from FY-21 to FY-25, with a further 46 approved so far in FY-26. This analysis shows an average of 4.7 new residents arriving per dwelling constructed over these years.

The demand for dwellings significantly exceeds new supply, typically leading to price growth and increased buyer competition. Developers target the premium market segment, constructing new dwellings at an average expected construction cost value of $660,000. In FY-26, Mandurah has recorded $43.7 million in commercial development approvals, indicating robust local business investment.

Compared to Greater Perth, Mandurah has around half the rate of new dwelling approvals per person but ranks among the 86th percentile nationally for development activity. Recent periods have seen increased development activity in Mandurah. The new developments consist of approximately 51% standalone homes and 49% townhouses or apartments, offering a range of housing options from spacious family homes to more compact, accessible choices. With around 103 people per approval, Mandurah reflects a developing area. According to the latest AreaSearch quarterly estimate, Mandurah is expected to grow by 1,767 residents through to 2041. Current development appears well-matched to future needs, supporting steady market conditions without extreme price pressure.

Mandurah has emerging levels of nearby infrastructure activity, ranking in the 36thth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 26 projects that could affect this region. Notable initiatives include Peel Health Campus Redevelopment, Lakeside Quarter, The Bridgewater Mandurah, and Aged Care Training Centre of Innovation. Below is a list detailing those likely most relevant.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch assessment indicates Mandurah faces employment challenges relative to the majority of Australian markets

Mandurah has a balanced workforce with white and blue collar jobs. The lifestyle and retail sectors are prominent, with an unemployment rate of 7.7% as of the past year. Employment growth was estimated at 10.4%.

As of September 2025, 4,057 residents were employed, with an unemployment rate of 3.8%, which is 0.8 percentage points higher than Greater Perth's rate of 4.0%. Workforce participation in Mandurah was 50.0%, significantly lower than Greater Perth's 71.6%. Only 5.6% of residents worked from home, according to Census responses. The dominant employment sectors were health care & social assistance, retail trade, and accommodation & food.

Mandurah had a strong specialization in accommodation & food, with an employment share 1.6 times the regional level. However, professional & technical jobs were under-represented at 3.8%, compared to Greater Perth's 8.2%. There was 1 worker for every resident as of the Census, indicating Mandurah functions as an employment hub attracting workers from surrounding areas. In the 12-month period ending in September 2025, employment increased by 10.4% and labour force grew by 9.4%, leading to a decrease in unemployment by 0.8 percentage points. In contrast, Greater Perth experienced employment growth of 2.9%. Jobs and Skills Australia's national employment forecasts from May-25 suggest Mandurah's employment should increase by 5.8% over five years and 12.6% over ten years, based on a simple weighting extrapolation of industry-specific projections against Mandurah's employment mix.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's data for financial year 2023 shows Mandurah's median income is $46,193 and average income is $65,139. This is lower than national averages of $60,748 (median) and $80,248 (average). Greater Perth has higher figures at $60,748 (median) and $80,248 (average). By September 2025, estimated incomes in Mandurah will be approximately $50,637 (median) and $71,405 (average), based on a 9.62% Wage Price Index growth since financial year 2023. The 2021 Census data reveals that incomes in Mandurah fall within the lowest 7 percentiles nationally for households, families, and individuals. The most common income bracket in Mandurah is $400 - $799, with 34.4% of locals (3,549 people). In contrast, the metropolitan region's dominant bracket is $1,500 - $2,999 at 32%. Financial pressure is evident, with 47.1% of households having weekly budgets below $800. Housing affordability is severe, with only 77.1% of income remaining after housing costs, ranking at the 2nd percentile nationally.

Mandurah displays a diverse mix of dwelling types, with a higher proportion of rental properties than the broader region

Mandurah's dwelling structures, as per the latest Census, consisted of 46.3% houses and 53.7% other dwellings (semi-detached, apartments, 'other' dwellings). In contrast, Perth metro had 77.8% houses and 22.1% other dwellings. Home ownership in Mandurah was 28.5%, similar to Perth metro's level. Mortgaged dwellings accounted for 16.9%, while rented ones were at 54.6%. The median monthly mortgage repayment in Mandurah was $1,250, lower than Perth metro's average of $1,907. Median weekly rent in Mandurah was $270, compared to Perth metro's $350. Nationally, Mandurah's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Mandurah features high concentrations of lone person households, with a lower-than-average median household size

Family households account for 49.2% of all households, including 10.5% couples with children, 24.3% couples without children, and 12.7% single parent families. Non-family households constitute the remaining 50.8%, with lone person households at 47.2% and group households comprising 3.6%. The median household size is 1.8 people, which is smaller than the Greater Perth average of 2.6.

Mandurah faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area has university qualification rates of 13.9%, significantly lower than the Australian average of 30.4%. This disparity presents both challenges and opportunities for targeted educational initiatives. Bachelor degrees are the most common, with a rate of 10.1%, followed by postgraduate qualifications at 2.3% and graduate diplomas at 1.5%. Vocational credentials are prevalent among residents aged 15 and above, with 41.7% holding such qualifications.

Advanced diplomas account for 10.5% and certificates for 31.2%. Educational participation is high, with 25.6% of residents currently enrolled in formal education. This includes 7.9% in primary education, 6.8% in secondary education, and 2.9% pursuing tertiary education.

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

Mandurah has 103 active public transport stops serving a mix of train and bus routes. There are 35 individual routes collectively providing 3855 weekly passenger trips. Residents have good accessibility to these stops, typically located 231 meters away. In this primarily residential area, most commuters travel outward by car (76%), with fewer using trains (8%) or buses (6%). The average vehicle ownership is 0.7 per dwelling, below the regional average. According to the 2021 Census, only 5.6% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 550 trips daily across all routes, equating to approximately 37 weekly trips per individual stop. The map shows the 100 nearest stops to the location centrepoint.

Health performance in Mandurah is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Mandurah faces significant health challenges, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence. Notably, both younger and older age cohorts exhibit high prevalence of common health conditions.

Private health cover is more prevalent in Mandurah at approximately 53% (~5,474 people) compared to the Greater Perth average of 59.0%. The most common medical conditions are arthritis (12.0%) and mental health issues (11.5%). Conversely, 57.2% of residents report being completely clear of medical ailments, lower than the Greater Perth figure of 71.9%. Working-age population health challenges include elevated chronic condition rates. Mandurah has a higher proportion of seniors aged 65 and over at 32.3% (3,332 people) compared to Greater Perth's 16.3%. Health outcomes among seniors present additional challenges, with national rankings higher than the general population.

The level of cultural diversity witnessed in Mandurah was found to be slightly above average when compared nationally for a number of language and cultural background related metrics

Mandurah's cultural diversity was found to be above average, with 9.9% of its population speaking a language other than English at home and 30.6% born overseas. Christianity is the main religion in Mandurah, comprising 45.5% of its people. Notably, the 'Other' category comprises 1.5% of Mandurah's population, slightly higher than Greater Perth's 1.4%.

In terms of ancestry, the top three groups are English at 34.6%, Australian at 25.7%, and Irish at 7.5%. Some ethnic groups show notable differences: Maori are overrepresented at 1.3% in Mandurah compared to 0.9% regionally, New Zealanders make up 1.0% versus 0.8%, and Welsh people stand at 0.7% each in Mandurah and Greater Perth.

Mandurah ranks among the oldest 10% of areas nationwide

Mandurah's median age is 50 years, significantly higher than Greater Perth's 37 years and the national average of 38 years. Compared to Greater Perth, Mandurah has a higher proportion of residents aged 65-74 (16.0%) but fewer residents aged 5-14 (7.4%). This 65-74 age group is well above the national average of 9.5%. Between the 2021 Census and present, the 75 to 84 age group has increased from 9.3% to 12.2% of Mandurah's population. Conversely, the 45 to 54 age group has decreased from 12.2% to 11.0%. By 2041, Mandurah is projected to experience notable changes in its age composition. The 75 to 84 age group is expected to grow by 56%, reaching 1,968 people from the current 1,258. Residents aged 65 and older are anticipated to represent 83% of this growth. Conversely, both the 0 to 4 and 5 to 14 age groups are projected to decrease in number.