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

According to investigations by AreaSearch, the population of Mandurah is approximately 11,894 as of May 2026. This represents a growth of 1,638 people (16.0%) from the 10,256 people recorded in the 2021 Census. This change is calculated using the June 2025 ABS estimated resident population of 11,777 along with 142 validated new addresses identified after the Census. This population level results in a density of 1,416 persons per square kilometer, a figure that sits above the typical average for national sites analyzed by AreaSearch. The area's 16.0% expansion rate since the 2021 census was higher than both the state average and the national benchmark (9.3%), positioning it as a leading growth zone. A key contributor to these population gains in recent times was overseas migration, which accounted for roughly 58.4% of the overall increase.

Projections from the ABS and Geoscience Australia published in 2024 with a 2022 baseline are applied by AreaSearch to each SA2 region. For locations lacking this dataset, and to project trends beyond 2032, growth rates categorized by age cohort from the latest ABS Greater Capital Region projections (published in 2023, utilizing 2022 data) are used. Future projections indicate that population growth will exceed the median of national statistical regions, with the community anticipated to add 2,198 individuals by 2041 based on recent annual ERP statistics, which represents a total increase of 17.5% 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

Over the last five financial years, Mandurah has seen approximately 61 new dwelling approvals each year, which adds up to 309 homes built. Between FY-21 and FY-25, an average of 5 new residents arrived per dwelling constructed. This pattern continues into the current period, with 91 approvals already recorded so far in FY-26. The gap between construction output and resident growth indicates that supply is falling short of demand, creating increased competition among buyers and putting upward pressure on prices. New dwellings are being developed at an average construction cost of $407,000, indicating that developers are focusing on the premium market segment with higher-end properties. In addition, $43.7 million worth of commercial approvals has been registered this financial year, reflecting strong local business investment.

Construction activity in Mandurah is significantly lower than in Greater Perth, tracking at 53.0% below the regional per capita average. This limited addition of new housing typically supports demand and valuations for existing properties, even though building pace has quickened recently. Of the new building works, 51.0% consist of standalone houses and 49.0% represent medium and high-density residential properties, showing a growing combination of attached home formats that provide options across different price points, ranging from spacious family residences to compact units. The region records roughly 119 people per dwelling approval, showing a growing market.

Future demographic projections suggest Mandurah will add 2,081 inhabitants by 2041, derived from the most recent quarterly estimate by AreaSearch. While construction progress is keeping a reasonable pace with the projected population increase, home buyers may face rising competition as the number of residents grows.

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

Developments in local infrastructure, major construction works, and planning updates are major drivers of regional performance. AreaSearch has tracked 29 projects expected to impact the local community. Key developments include the Peel Health Campus Redevelopment, Lakeside Quarter, The Bridgewater Mandurah, and the Aged Care Training Centre of Innovation, with primary details on the most significant works listed 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.

Mandurah shows employment indicators that trail behind approximately 70% of regions assessed across Australia

The local workforce displays a balanced mix of white and blue collar jobs, with industrial and manufacturing sectors holding a strong presence. The unemployment rate stands at 7.4%, while employment grew by an estimated 7.6% over the preceding year. In March 2026, 4,853 residents were employed, and the unemployment rate was 3.2% higher than the Greater Perth rate of 4.2%, indicating potential for betterment. Workforce participation is notably low, sitting at 50.6% compared to 70.2% in Greater Perth. Census records indicate that a minor 6.4% of workers operated from home, though this figure may have been influenced by COVID-19 lockdowns.

The primary employment sectors for local residents are health care & social assistance, retail trade, and accommodation & food. The accommodation & food industry shows a particularly high concentration, employing workers at 1.5 times the regional average. Conversely, professional & technical services are under-represented, accounting for just 3.8% of the local workforce compared to 8.2% in Greater Perth. The presence of 1.0 workers for every local resident at the time of the Census indicates a healthy availability of local jobs.

An analysis of SALM and ABS statistics by AreaSearch shows that during the 12-month period, local employment grew by 7.6% while the labour force expanded by 9.1%, resulting in a 1.3 percentage point increase in the unemployment rate. Over the same timeframe, Greater Perth saw employment rise by 2.0% and the labour force by 2.5%, with a 0.4 percentage point uptick. National employment projections released in May-25 by Jobs and Skills Australia help illustrate prospective demand patterns within Mandurah. These five and ten-year forecasts have been applied to the local workforce distribution to project future employment paths. Locally, applying these industry-level forecasts suggests employment will rise by 5.8% over five years and 12.5% over ten years, compared to national projected expansions of 6.6% and 13.7% respectively. This is a basic weighted extrapolation for demonstration purposes and does not incorporate local population forecasts.

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

According to tax data aggregated by AreaSearch at the postcode level for the 2023 financial year, taxpayer median income in the Mandurah SA2 was $50,424, while the average was $69,305. These figures are slightly above the national average, but sit below the respective Greater Perth levels of $60,748 and $80,248. Adjusted for a Wage Price Index growth of 10.93% since the 2023 financial year, estimates for March 2026 would be approximately $55,935 for the median and $76,880 for the average. Based on the 2021 Census, household, family, and individual incomes in Mandurah are positioned between the 1st and 8th percentiles nationally. Income distribution shows that 32.9% of taxpayers (3,913 individuals) are in the $400 - 799 weekly range, whereas the $1,500 - 2,999 bracket is the most common in the wider region at 32.0%. Economic conditions show widespread financial strain, with 45.2% of households managing on modest weekly budgets of less than $800. Affordability pressures for housing are pronounced, with just 78.4% of income remaining, placing the area in the 3rd percentile.

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

Based on findings from the last Census, the housing mix in Mandurah consisted of 52.2% standalone houses and 47.7% other formats like townhouses, apartments, and alternative dwellings, compared to the Perth metro profile of 77.8% houses and 22.1% other dwellings. Home ownership in Mandurah was recorded at 29.9%, which matches the Perth metro rate, while the remaining homes were occupied by buyers with a mortgage (18.8%) or tenants renting (51.3%). The median monthly mortgage payment of $1,300 was lower than the Perth metro median of $1,907, and the median weekly rent of $270 was also lower than the metropolitan figure of $350. Nationally, mortgage repayments in Mandurah are below the Australian median of $1,863, and weekly rents are lower than the national benchmark of $375.

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

Family households represent the largest group at 52.1% of all homes, comprising couples without children at 25.7%, single parent arrangements at 12.8%, and couples with children at 12.1%. Non-family households constitute 47.9% of the total, with lone person households making up 44.5% and group share houses representing 3.5%. The median household size of 1.9 residents is smaller than the average of 2.6 found across Greater Perth.

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

The region presents educational challenges, particularly with its university graduation rate of 14.4% being lower than the national average of 30.4%. This situation indicates both a hurdle and an opening for targeted educational programs. Among degree holders, bachelor degrees are most common at 10.4%, followed by postgraduate studies at 2.3% and graduate diplomas at 1.7%. Technical and vocational training is highly represented, with 42.0% of residents aged 15+ holding a vocational qualification, consisting of advanced diplomas (10.6%) and certificates (31.4%).

Enrolment rates in education are high, with 25.6% of residents actively participating in formal study. This student population includes 7.9% in primary school, 7.1% in high school, and 2.9% in higher education programs.

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

Public transport services in Mandurah feature 108 active stops, utilizing a combination of bus and train facilities. These locations are served by 35 distinct routes, delivering 3,860 weekly passenger journeys. Accessibility is high, with residents living an average of 241 meters from the nearest stop. The area is mostly residential, meaning most workers travel outside the suburb, with cars being the primary mode of travel at 77%, trains at 8%, and buses at 6%. Average vehicle ownership is 0.8 per dwelling, which is below the metropolitan average. A relatively low 6.4% of residents worked from home during the 2021 Census, which may have been influenced by COVID-19 rules.

Daily transit runs average 551 across the network, translating to about 35 weekly trips at each transport stop. The layout of the 100 closest stops relative to the centre of the area is shown on the map.

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

Health assessments indicate that Mandurah faces notable difficulties, according to AreaSearch evaluations of mortality rates and chronic illness rates across younger and older demographics. The rate of private health coverage is slightly higher than the average SA2 region, covering approximately 54% of the population (~6,410 people), compared to 59.0% in Greater Perth.

Arthritis and mental health conditions are the most prevalent health concerns in the community, affecting 11.7% and 11.1% of residents respectively. Conversely, 58.2% of the population reported having no chronic medical conditions, compared to 71.9% in Greater Perth. The local working-age demographic shows elevated rates of chronic illness. Residents aged 65 and older represent 30.3% of the local population (3,606 people), which is higher than the 16.1% average across Greater Perth. Senior citizens in the area face notable health issues, with national rankings for these problems tracking higher than those of the general public.

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 displays above average cultural diversity, with 30.0% of its residents born in other countries and 9.2% using a non-English language at home. Christianity is the primary religious affiliation, representing 46.1% of the population. The most visible statistical variance from the region is in the Other category, which accounts for 1.3% of local residents compared to 1.4% across Greater Perth.

Regarding parent birthplaces, the three largest ancestry groups in Mandurah are English at 34.9% of the population (higher than the regional average of 28.0%), Australian at 25.5%, and Irish at 7.7%. Specific ethnic representations also show differences: Welsh is slightly higher at 0.8% (compared to 0.7% regionally), Maori is at 1.2% (compared to 0.9%), and New Zealand ancestry is at 1.0% (compared to 0.8%).

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

Mandurah's median age of 49 years is higher than the Greater Perth median of 37 and the national average of 38. The age distribution reveals that the 65 - 74 age group is particularly large at 15.1%, while the 5 - 14 demographic is small at 7.9% compared to Greater Perth. This 65 - 74 cohort is larger than the national average of 9.4%. Since the 2021 Census, the proportion of residents aged 75 to 84 has risen from 9.1% to 11.7%, while the 45 to 54 group has dropped from 12.4% to 11.2%. Projections for 2041 indicate demographic changes, with the 75 to 84 group expected to increase by 59% (817 people), growing from 1,391 to 2,209. The cohorts aged 65 and older will represent 79% of total population growth, highlighting the aging trend of the area, while the 0 to 4 and 5 to 14 demographics are projected to decline in numbers.