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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, Mandurah's population is estimated at around 10,277 as of Nov 2025. This reflects an increase of 1,473 people (16.7%) since the 2021 Census, which reported a population of 8,804 people. The change is inferred from the resident population of 9,935, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024) and an additional 111 validated new addresses since the Census date. This level of population equates to a density ratio of 1,435 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Mandurah's 16.7% growth since the 2021 census exceeded the national average (9.7%), along with the state, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration that contributed approximately 51.0% of overall population gains during recent periods.

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, and to estimate growth across all areas in the years post-2032, 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). Anticipating future population dynamics, an above median population growth of statistical areas across the nation is projected, with Mandurah expected to increase by 2,181 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 17.6% in total over the 17 years.

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

Between FY-21 and FY-25, Mandurah received around 296 dwelling approvals, averaging approximately 59 dwellings per year. As of FY-26, 46 approvals have been recorded. Each year, about 4.7 people moved to the area for each dwelling built during this period. This high demand has led to increased buyer competition and price growth, with new dwellings valued at an average of $660,000, indicating a focus on premium properties.

In FY-26, commercial approvals totalled $43.7 million, reflecting significant local commercial activity. Compared to Greater Perth, Mandurah has roughly half the building activity per person but ranks in the 86th percentile nationally for construction activity, which has recently intensified. New developments consist of 51% detached houses and 49% townhouses or apartments, offering options across various price points.

With around 103 people moving to Mandurah for each dwelling approval, it exhibits characteristics of a growth area. Population forecasts indicate Mandurah will gain approximately 1,806 residents by 2041. Current construction rates appear balanced with future demand, maintaining steady market conditions without excessive price pressure.

Mandurah has emerging levels of nearby infrastructure activity, ranking in the 39thth percentile nationally

The performance of an area can significantly influenced by changes in local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 26 such projects that are likely to impact the area. Notable among these are Peel Health Campus Redevelopment, Lakeside Quarter, The Bridgewater Mandurah, and Aged Care Training Centre of Innovation. The following list details those projects most relevant for consideration.

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.

Employment drivers in Mandurah are experiencing difficulties, placing it among the bottom 20% of areas assessed across Australia

Mandurah's workforce is balanced across white and blue-collar jobs. Key sectors include lifestyle and retail.

The unemployment rate was 7.7% in September 2024, with an estimated employment growth of 10.4%. As of September 2025, the unemployment rate is 3.8% higher than Greater Perth's rate of 4.0%, indicating room for improvement. Workforce participation lags at 43.6%, compared to Greater Perth's 65.2%. Major industries are health care & social assistance and retail trade.

The area specializes in accommodation & food, with an employment share 1.6 times the regional level. Conversely, professional & technical employs only 3.8% of local workers, below Greater Perth's 8.2%. There are 1.1 workers per resident, making Mandurah an employment hub attracting workers from surrounding areas. Between September 2024 and 2025, employment levels increased by 10.4%, while the labour force grew by 9.4%, reducing the unemployment rate by 0.8 percentage points. State-level data as of 25-Nov-25 shows WA employment contracted by 0.27% (losing 5,520 jobs), with a state unemployment rate of 4.6%. National employment forecasts from May-25 project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Mandurah's employment mix suggests local employment should increase by 5.8% over five years and 12.6% over ten years, though this is a simple extrapolation for illustrative purposes.

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

The suburb of Mandurah's median income among taxpayers in financial year 2023 was $46,193. The average income stood at $65,139 during the same period. These figures are lower than those for Greater Perth, which had a median income of $60,748 and an average income of $80,248 in 2023. Based on Wage Price Index growth of 9.62% since financial year 2023, the estimated median income as of September 2025 would be approximately $50,637, and the average income would be around $71,405. According to the 2021 Census, incomes in Mandurah fall between the 0th and 7th percentiles nationally for households, families, and individuals. The income bracket of $400 - 799 dominates with 34.4% of residents (3,535 people). This is notably lower than the surrounding region where the $1,500 - 2,999 bracket leads at 32.0%. A significant proportion of Mandurah's residents face affordability pressures, with 47.1% earning below $800 weekly. Housing affordability pressures are severe in Mandurah, with only 77.1% of income remaining, 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 dwellings, as per the latest Census, consisted of 46.3% houses and 53.7% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Perth metro's 85.0% houses and 15.0% other dwellings. Home ownership in Mandurah stood at 28.5%, with mortgaged dwellings at 16.9% and rented ones at 54.6%. The median monthly mortgage repayment was $1,250, lower than Perth metro's average of $1,733. The median weekly rent in Mandurah was $270, compared to Perth metro's $300. Nationally, Mandurah's mortgage repayments were significantly lower at $1,250 versus 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% composed of couples with children, 24.3% consisting of couples without children, and 12.7% made up of single parent families. Non-family households constitute the remaining 50.8%, with lone person households comprising 47.2% and group households making up 3.6%. The median household size is 1.8 people, which is smaller than the Greater Perth average of 2.4.

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

The area's university qualification rate is 13.9%, significantly lower than Australia's average of 30.4%. Bachelor degrees are the most common at 10.1%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.5%). Vocational credentials are prevalent, with 41.7% of residents aged 15+ holding them, including advanced diplomas (10.5%) and certificates (31.2%). Educational participation is high at 25.6%, comprising primary education (7.9%), secondary education (6.8%), and tertiary education (2.9%).

Educational participation is notably 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

Public transport analysis shows 103 active stops operating in Mandurah, serving a mix of train and bus services. These stops are covered by 35 individual routes, collectively offering 3,855 weekly passenger trips. Transport accessibility is rated good, with residents typically located 231 meters from the nearest stop.

Service frequency averages 550 trips per day across all routes, equating to approximately 37 weekly trips per stop.

Health performance in Mandurah is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Mandurah faces significant health challenges, with various conditions affecting both younger and older residents. As of approximately 2018, about 53% (~5,452 people) had private health cover, slightly higher than the average SA2 area's 56%.

The most prevalent medical conditions were arthritis (12%) and mental health issues (11.5%), while 57.2% reported no medical ailments. In comparison, Greater Perth had 63.6% with no ailments. Mandurah has a higher proportion of seniors aged 65 and over at 31.1% (3,196 people), compared to Greater Perth's 27.5%. Despite this, health outcomes among seniors in Mandurah are better 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 had a higher than average cultural diversity, with 9.9% speaking a language other than English at home and 30.6% born overseas. Christianity was the predominant religion in Mandurah, comprising 45.5%. The most notable overrepresentation was in 'Other', which constituted 1.5% of the population compared to Greater Perth's 0.6%.

In terms of ancestry, English was the largest group at 34.6%, followed by Australian at 25.7% and Irish at 7.5%. Some other ethnic groups showed notable differences: Maori were slightly overrepresented at 1.3% compared to 1.2% regionally, New Zealand represented 1.0% (the same as the regional figure), and Welsh were present at 0.7% versus 0.8% regionally.

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 percentage of residents aged 65-74 (15.6%) but fewer residents aged 5-14 (7.6%). This 65-74 age group concentration is well above the national average of 9.4%. Between the 2021 Census and now, the 75 to 84 age group has grown from 9.3% to 11.4% of Mandurah's population. Conversely, the 45 to 54 age cohort has declined from 12.2% to 11.1%. By 2041, Mandurah is expected to see significant shifts in its age composition. The 75 to 84 age group is projected to grow by 68%, reaching 1,969 people from the current 1,171. Residents aged 65 and older are expected to represent 86% of this growth. Conversely, both the 25 to 34 and 0 to 4 age groups are projected to decrease in number.