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 analysis, Mandurah's population is around 11,946 as of Feb 2026. This reflects an increase of 1,690 people (16.5%) since the 2021 Census, which reported a population of 10,256 people. The change is inferred from the estimated resident population of 11,508 from the ABS as of June 2024 and an additional 134 validated new addresses since the Census date. This population level equates to a density ratio of 1,422 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Mandurah's 16.5% growth since the 2021 census exceeded the national average (9.9%) and the state average, marking it as a growth leader in the region. Population growth for the area was primarily driven by interstate migration, which contributed approximately 51.1% 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 analysed by AreaSearch is projected, with the area expected to increase by 2,472 persons by 2041 based on the latest annual ERP population numbers, reflecting an increase of 17.0% 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

Mandurah has recorded around 61 residential properties granted approval annually, totalling 309 homes over the past 5 financial years. So far in FY-26, 58 approvals have been recorded. Given an average of 5.2 new residents per year arriving per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), demand significantly exceeds new supply, which usually results in price growth and increased buyer competition, while new dwellings are developed at an average value of $407,000, demonstrating a developer focus on the premium segment with upmarket properties. Additionally, $43.7 million in commercial development approvals have been recorded this financial year, demonstrating high levels of local commercial activity.

When measured against Greater Perth, Mandurah records markedly lower building activity (53.0% below regional average per person). This constrained new construction usually reinforces demand and pricing for existing homes, though construction activity has intensified recently. New development consists of 51.0% standalone homes and 49.0% townhouses or apartments, featuring an increasing blend of attached housing types offering choices across price ranges, from spacious family homes to more accessible compact options. The location has approximately 115 people per dwelling approval, indicating an expanding market.

Population forecasts indicate Mandurah will gain 2,034 residents through to 2041 (from the latest AreaSearch quarterly estimate). Building activity is keeping pace with growth projections, though buyers may experience heightened competition as the population grows.

Mandurah has limited levels of nearby infrastructure activity, ranking in the 12thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 26 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Peel Health Campus Redevelopment, Lakeside Quarter, The Bridgewater Mandurah, and the Aged Care Training Centre of Innovation, with the list below detailing those likely to be of most relevance.

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 analysis reveals Mandurah recording weaker employment conditions than most comparable areas nationwide

Mandurah possesses a balanced workforce spanning white and blue collar employment, with manufacturing and industrial sectors strongly represented, an unemployment rate of 6.8%, and 10.8% in estimated employment growth over the past year. As of December 2025, 4,869 residents are in work while the unemployment rate is 2.7% above Greater Perth's rate of 4.1%, and workforce participation lags significantly (51.5% compared to Greater Perth's 71.9%). Based on Census responses, a low 6.4% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are health care & social assistance, retail trade, and accommodation & food. The area has particular employment specialization in accommodation & food, with an employment share of 1.5 times the regional level. On the other hand, professional & technical services are under-represented, with only 3.8% of Mandurah's workforce compared to 8.2% in Greater Perth. The ratio of 1.0 workers for each resident, as at the Census, indicates substantial local employment opportunities.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, employment levels increased by 10.8% and the labour force increased by 10.3%, resulting in unemployment falling by 0.5 percentage points. By comparison, Greater Perth recorded employment growth of 2.3%, labour force growth of 2.6%, with unemployment rising 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Mandurah. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Mandurah's employment mix suggests local employment should increase by 5.8% over five years and 12.5% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income figures position the area below 75% of locations analysed nationally by AreaSearch

The Mandurah SA2's income level is slightly above average nationally according to the latest ATO data aggregated by AreaSearch for FY-23. The Mandurah SA2's median income among taxpayers is $50,424 and the average income stands at $69,305, which compares to figures for Greater Perth's of $60,748 and $80,248 respectively. Based on Wage Price Index growth of 9.62% since FY-23, current estimates would be approximately $55,275 (median) and $75,972 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Mandurah all fall between the 1st and 8th percentiles nationally. Looking at income distribution, the $400 - 799 earnings band captures 32.9% of the community (3,930 individuals), unlike trends in the broader area where 32.0% fall within the $1,500 - 2,999 range. With 45.2% earning under $800 per week, Mandurah faces considerable income constraints affecting local spending patterns. Housing affordability pressures are severe, with only 78.4% of income remaining, ranking at the 3rd percentile.

Mandurah displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Dwelling structure within Mandurah, as evaluated at the latest Census, comprised 52.2% houses and 47.7% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Perth metro's 77.8% houses and 22.1% other dwellings. Meanwhile, the level of home ownership within Mandurah was in line with that of Perth metro, at 29.9%, with the remainder of dwellings either mortgaged (18.8%) or rented (51.3%). The median monthly mortgage repayment in the area was well below the Perth metro average at $1,300, while the median weekly rent figure was recorded at $270, compared to Perth metro's $1,907 and $350. Nationally, Mandurah's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are 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 dominate at 52.1% of all households, comprising 12.1% couples with children, 25.7% couples without children, and 12.8% single parent families. Non-family households make up the remaining 47.9%, with lone person households at 44.5% and group households comprising 3.5% of the total. The median household size of 1.9 people 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 faces educational challenges, with university qualification rates (14.4%) substantially below the Australian average of 30.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 10.4%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.7%). Trade and technical skills feature prominently, with 42.0% of residents aged 15+ holding vocational credentials, including advanced diplomas (10.6%) and certificates (31.4%).

Educational participation is notably high, with 25.6% of residents currently enrolled in formal education. This includes 7.9% in primary education, 7.1% 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 reveals 108 active transport stops operating within Mandurah, comprising a mix of trains and buses. These stops are serviced by 35 individual routes, collectively providing 3,860 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 241 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 77%, with 8% by train and 6% by bus. Vehicle ownership averages 0.8 per dwelling, which is below the regional average. A relatively low 6.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 551 trips per day across all routes, equating to approximately 35 weekly trips per individual stop. The accompanying 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

Health data reveals substantial challenges facing Mandurah, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is notable across both younger and older age cohorts, and the rate of private health cover just leads that of the average SA2 area at approximately 54% of the total population (~6,438 people). This compares to 59.0% across Greater Perth.

The most common medical conditions in the area were found to be arthritis and mental health issues, impacting 11.7 and 11.1% of residents, respectively, while 58.2% declared themselves as completely clear of medical ailments compared to 71.9% across Greater Perth. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 31.9% of residents aged 65 and over (3,807 people), which is higher than the 16.3% in Greater Perth. Health outcomes among seniors present some challenges, with national rankings even 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 was found to be above average in terms of cultural diversity, with 9.2% of its population speaking a language other than English at home and 30.0% born overseas. The main religion in Mandurah is Christianity, which makes up 46.1% of the population. However, the most apparent overrepresentation was in Other, which comprises 1.3% of the population, compared to 1.4% across Greater Perth.

In terms of ancestry (country of birth of parents), the top three represented groups in Mandurah are English, comprising 34.9% of the population, which is substantially higher than the regional average of 28.0%, Australian, comprising 25.5% of the population, and Irish, comprising 7.7% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Welsh is notably overrepresented at 0.8% of Mandurah (vs 0.7% regionally), Maori at 1.2% (vs 0.9%) and New Zealand at 1.0% (vs 0.8%).

Mandurah hosts an older demographic, ranking in the top quartile nationwide

With a median age of 49, Mandurah is materially older than the Greater Perth figure of 37 and also well above the 38-year national average. The age profile shows 65 - 74 year-olds are particularly prominent (16.0%), while the 5 - 14 group is comparatively smaller (7.9%) than in Greater Perth. This 65 - 74 concentration is well above the national 9.5%. Since the 2021 Census, the 75 to 84 age group has grown from 9.1% to 12.0% of the population. Conversely, the 45 to 54 cohort has declined from 12.4% to 11.1%. Looking ahead to 2041, demographic projections reveal significant shifts in Mandurah's age structure. Leading the demographic shift, the 75 to 84 group will grow by 57% (815 people), reaching 2,247 from 1,431. Notably, the combined 65+ age groups will account for 81% of total population growth, reflecting the area's aging demographic profile. In contrast, the 0 to 4 and 5 to 14 cohorts are expected to experience population declines.