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 AreaSearch's evaluation of ABS demographic updates for the surrounding region alongside address validation updates, the suburb of Mandurah has an estimated population of 10,291 as of May 2026. This represents an expansion of 1,487 people (16.9%) from the 2021 Census, when the headcount stood at 8,804 people. This estimate is derived from a resident baseline of 10,185 calculated by AreaSearch using the June 2025 ABS ERP figures, supplemented by 141 validated new addresses registered since the census date. The resulting population density stands at 1,437 persons per square kilometer, exceeding the typical benchmark across locations analyzed nationally by AreaSearch. The 16.9% expansion rate recorded in the suburb of Mandurah since the 2021 census outpaced the national average (9.3%) as well as the wider state, positioning the community as a regional growth leader. Interstate migration was the primary engine of this growth, accounting for approximately 51.0% of the overall population gains in recent times.

AreaSearch incorporates SA2-level projections from the ABS and Geoscience Australia published in 2024 using 2022 as the baseline. For locations without these specific projections, and to model trends beyond 2032, growth rates by age bracket from the 2023 ABS Greater Capital Region projections (using 2022 data) are applied. Looking ahead, the suburb of Mandurah is projected to experience population growth above the national median, with aggregated SA2 projections indicating a rise of 1,956 persons by 2041, representing a total expansion of 18.0% over the 16 years.

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

AreaSearch's analysis of building approvals allocated from regional statistical data indicates that Mandurah averages about 59 approved dwellings annually, with 298 residential approvals over the 5 financial years from FY-21 to FY-25, and 85 recorded during FY-26 so far. With an average of 4.6 new residents per completed dwelling over the 5 financial years between FY-21 and FY-25, demand is outstripping construction volume, a trend that typically fuels price growth and heightens buyer competition. Approved dwellings average $660,000 in construction value, pointing to developer emphasis on upmarket, premium properties. Furthermore, commercial approvals have reached $43.7 million this financial year, reflecting substantial local business investment.

Per capita construction activity in Mandurah is roughly half the rate seen in Greater Perth, though it ranks in the 86th percentile nationwide, with building activity picking up momentum in recent periods. Residential development is split between detached houses at 52.0% and semi-detached options or apartments at 48.0%, providing a diverse selection of housing styles ranging from family residences to affordable, compact alternatives. Averaging approximately 108 people per approved dwelling, the area exhibits classic characteristics of a growth corridor.

Long-range demographic projections show Mandurah adding 1,850 residents by 2041 relative to the most recent quarterly estimates from AreaSearch. Construction levels are matching these projected gains, though incoming buyers might face increased competition as the population expands.

Mandurah has moderate levels of nearby infrastructure activity, ranking in the 47thth percentile nationally

Infrastructure updates, major regional projects, and planning changes have a significant influence on local performance. AreaSearch has identified 29 active projects with the potential to affect the area, including Lakeside Quarter, Peel Health Campus Redevelopment, The Bridgewater Mandurah, and Mandurah Forum Retail Expansion 2026, with the most relevant ones detailed in the list below.

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 exhibits a balanced workforce distribution across blue-collar and white-collar roles, with retail and lifestyle industries showing strong representation. The area has an unemployment rate of 8.2% and saw a 7.6% increase in employment over the past year, according to AreaSearch's compiled regional statistics. Active workers numbered 4,162 as of March 2026, though the unemployment rate sits 4.0% above the 4.2% recorded in Greater Perth, indicating potential for labor market improvement. Workforce participation is low at 50.1% compared to 70.2% across Greater Perth. Census records indicate that a modest 5.6% of the workforce worked from home, a figure that may reflect the influence of COVID-19 restrictions.

The primary sectors employing local residents are retail trade, health care & social assistance, and accommodation & food. Accommodation & food shows a strong local concentration, with its share of employment reaching 1.6 times the regional average. Conversely, professional & technical roles account for only 3.8% of the workforce, compared to 8.2% across Greater Perth. With 1.1 local jobs for every working resident at the time of the Census, the locality serves as a regional employment hub, drawing in commuting workers from neighboring areas.

According to AreaSearch's evaluation of SALM and ABS statistics for the year ending March 2026, local employment grew by 7.6% and the labor force expanded by 9.3%, leading to a 1.5 percentage point increase in the unemployment rate. Over the same timeframe, Greater Perth recorded employment expansion of 2.0%, labor force growth of 2.5%, and a 0.4 percentage point rise in unemployment. National employment projections released in May-25 by Jobs and Skills Australia help illustrate potential local trends. These five and ten-year forecasts are mapped against the local industry mix to project employment trajectories. While national employment is expected to grow by 6.6% over five years and 13.7% over ten years, trends vary by sector. Projecting these industry-specific rates onto the local workforce mix suggests employment in Mandurah would rise by 5.8% over five years and 12.6% over ten years, assuming a basic weighted calculation that does not factor in localized population shifts.

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

Taxpayer data from the ATO compiled by AreaSearch for financial year 2023 indicates that Mandurah has a lower income level relative to the national average. The median income among taxpayers is $46,193 while the average stands at $65,139, compared to Greater Perth values of $60,748 and $80,248 respectively. Factoring in Wage Price Index growth of 10.93% since financial year 2023, updated estimates suggest figures of approximately $51,242 (median) and $72,259 (average) as of March 2026. The 2021 Census placed household, family, and individual incomes in Mandurah between the 0th and 7th percentiles nationwide. The dominant income bracket is $400 - 799 weekly, accounting for 34.4% of residents (3,540 people), whereas the $1,500 - 2,999 bracket is the largest in the broader region at 32.0%. Lower-income households are highly represented, with 47.1% earning less than $800 per week, pointing to financial strain for many. Housing costs consume a large portion of earnings, leaving just 77.1% of income remaining, which ranks in the 2nd percentile for affordability.

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

Residential structures in Mandurah at the time of the last Census consisted of 46.3% separate houses and 53.7% alternative dwelling types like townhouses and apartments, differing from the Perth metro split of 77.8% separate houses and 22.1% alternative types. The home ownership rate was recorded at 28.5%, matching the Perth metro level, with the rest of the market split between mortgaged properties (16.9%) and rental accommodation (54.6%). Monthly mortgage repayments had a median of $1,250, which is lower than the Perth metro median of $1,907, while median weekly rent was $270 compared to $350 in the metro area. On a national level, Mandurah's mortgage costs are lower than the Australian median of $1,863, and weekly rents are lower than the national median of $375.

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

Family units account for 49.2% of all households, consisting of couples with children at 10.5%, couples without children at 24.3%, and single-parent households at 12.7%. Non-family living arrangements represent 50.8% of households, with lone person households making up 47.2% and group houses comprising 3.6%. The typical household size of 1.8 persons is lower 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

Educational profiles in the area show lower rates of tertiary attainment, with university graduation rates of 13.9% compared to the national benchmark of 30.4%. Bachelor degrees are held by 10.1% of residents, followed by postgraduate degrees at 2.3% and graduate diplomas at 1.5%. Vocational and technical training is a major focus, with 41.7% of residents aged 15+ holding a vocational qualification, consisting of advanced diplomas at 10.5% and certificates at 31.2%.

Enrolment rates are high, with 25.6% of the population participating in formal education. Primary school pupils make up 7.9% of residents, secondary students account for 6.8%, and tertiary scholars comprise 2.9%.

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

Public transport infrastructure includes 103 active train and bus stops within Mandurah, operating across 35 distinct routes that provide 3,855 passenger trips weekly. Accessibility is favorable, with residents living an average of 231 meters from the nearest stop. The neighborhood is mostly residential, leading to high outbound commuting, with private cars remaining the primary travel mode at 76%, followed by trains at 8% and buses at 6%. Average vehicle ownership stands at 0.7 cars per household, below the regional benchmark. A low 5.6% of workers worked from home, based on 2021 Census data collected during pandemic conditions.

Services average 550 daily runs across all transit routes, representing about 37 weekly trips per stop. The map highlights the 100 closest transit stops to the central coordinates of the area.

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

AreaSearch's evaluation of mortality data and illness rates points to significant public health challenges in Mandurah across various age groups, while the rate of private health insurance coverage is slightly above the SA2 average at approximately 53% of the population (~5,460 people), compared to 59.0% across Greater Perth.

Arthritis and mental health conditions are the most prevalent diagnoses, affecting 12.0% and 11.5% of residents respectively. Only 57.2% of the population reported having no chronic medical conditions, compared to 71.9% in Greater Perth. Health issues are also elevated among residents of working age. Seniors aged 65 and older represent 30.7% of the population (3,159 people), compared to 16.1% in Greater Perth, and health metrics for this older demographic show challenges that rank higher than the national general population baseline.

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 shows higher cultural diversity than the national average, with 9.9% of residents using a non-English language at home and 30.6% born outside Australia. Christianity is the dominant religion, practiced by 45.5% of the population. The most distinct religious overrepresentation is in the Other category, which accounts for 1.5% of the population, compared to 1.4% across Greater Perth.

English ancestry leads parent-of-origin statistics at 34.6% of the population, which is higher than the regional average of 28.0%, followed by Australian at 25.7% and Irish at 7.5%. Other ethnic groups show distinct concentrations, with Maori representing 1.3% of Mandurah (vs 0.9% in the region), New Zealanders at 1.0% (vs 0.8%), and Welsh ancestry at 0.7% (vs 0.7%).

Mandurah ranks among the oldest 10% of areas nationwide

The median age of 50 years in Mandurah is higher than Greater Perth's median of 37 and the national average of 38 years. Compared to Greater Perth, Mandurah has a higher share of residents aged 65 - 74 (15.1% vs 9.4% nationally) and a lower share of children aged 5 - 14 (7.4%). Since the 2021 Census, the 75 to 84 age cohort has grown from 9.3% to 11.9% of the population, while the 45 to 54 cohort has shrunk from 12.2% to 11.1%. By 2041, demographic shifts are expected to continue, led by the 75 to 84 group which is projected to expand by 59% (722 people) from 1,224 to 1,947. Seniors aged 65 and older are expected to make up 80% of the total projected growth, while child populations aged 0 to 4 and 5 to 14 are projected to shrink.