Madora Bay
One of the most striking facts about Madora Bay is that 72.9% of its 3,830 residents live in homes with 4 or more bedrooms, reflecting a suburb built for families rather than apartments. Nearly all dwellings (99.4%) are separate houses, which is exceptional compared to the national trend toward medium-density. Household income sits at the 87.8th percentile nationally, yet the median house price of $486,000 remains well below that income rank, placing Madora Bay firmly in the affordable-but-comfortable bracket. The vacancy rate of 12.9% is elevated, partly because this coastal suburb attracts some investment and holiday-adjacent ownership. Median age is 36, which is 4 years below the national figure, signalling an active, working-age community.
Population
3,830
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,290/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$486K
Estimated from rent (2025)
At a median house price of $486,000, Madora Bay sits well below typical Perth premium-coastal prices, making it accessible for families seeking space without sacrificing coastal proximity. The stock is almost entirely separate houses (99.4%), with 72.9% having 4 or more bedrooms, so buyers get genuine space rather than compact lots. Monthly mortgage repayments average $2,004, producing a mortgage-to-income ratio of 20.2%, comfortably below the 30% stress threshold, because household income is at the 87.8th percentile nationally. Over half of households (59.6%) are currently paying off a mortgage, confirming this is an active buyer market rather than a long-held legacy one. Only 24.7% own outright, a lower share than older suburbs, consistent with a younger median age of 36.
For Buyers
At a median house price of $486,000, Madora Bay sits well below typical Perth premium-coastal prices, making it accessible for families seeking space without sacrificing coastal proximity. The stock is almost entirely separate houses (99.4%), with 72.9% having 4 or more bedrooms, so buyers get genuine space rather than compact lots. Monthly mortgage repayments average $2,004, producing a mortgage-to-income ratio of 20.2%, comfortably below the 30% stress threshold, because household income is at the 87.8th percentile nationally. Over half of households (59.6%) are currently paying off a mortgage, confirming this is an active buyer market rather than a long-held legacy one. Only 24.7% own outright, a lower share than older suburbs, consistent with a younger median age of 36.
For Investors
A rental vacancy rate of 12.9% is the key caution signal for investors in Madora Bay. At $370 per week rent against a $486,000 median, the implied gross yield is roughly 4%, above many metro markets, but the high vacancy means sustained tenancy is not guaranteed. The renting population is small at just 15.7% of households, meaning demand for rentals is thin relative to the stock available. On the positive side, 30.2% of residents were born overseas, which is 8.6 percentage points above the national figure, suggesting a population draw that supports medium-term demand. No development applications were recorded in the past 12 months, so new supply is not a near-term pressure on existing investors.
Schools in Madora Bay iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Marcellin Catholic College
PP-2 · 54 students
Madora Bay Primary School
K-6 · 276 students
Demographics
With a median age of 36, Madora Bay is 4 years younger than the national figure, driven by its family-oriented housing stock of mostly 4-plus bedroom homes. Overseas-born residents make up 30.2% of the population, running 8.6 percentage points above the national average, with Afrikaans speakers (24 recorded) the most prominent non-English language group. English-ancestry residents dominate, with English (1,907), Scottish (429) and Irish (345) the top three ancestry groups from a population of 3,830. University qualifications reach 24.6%, which is 5.5 percentage points below the national rate, consistent with a workforce concentrated in trade-aligned sectors. The average household size of 2.9 people is 0.4 above the national average, reinforcing the family-household character.
Age Distribution
Bedrooms
Dwelling Structure
99.4%
Houses
0.6%
Townhouse
N/A
Apartment
Tenure
The housing profile is straightforward: 99.4% of dwellings are separate houses, with just 0.6% semi-detached and no recorded apartments, making this one of the most detached-dominant suburbs in WA. A striking 72.9% of homes have 4 or more bedrooms, with only 23.6% having 3 bedrooms, so buyer competition centres on large family homes rather than starter stock. Tenure is dominated by mortgage holders at 59.6%, with 24.7% owning outright and 15.7% renting, proportions that reflect a suburb still growing into long-term ownership. The monthly mortgage is $2,004 against a household income at the 87.8th percentile nationally, giving a mortgage-to-income ratio of 20.2% and rent-to-income of 16.2%, both below stress thresholds. The 12.9% vacancy rate is the main structural weakness.
Mortgage / mo
$2,004
Rent / wk
$370
HH Size
2.9
Personal Income / wk
$948
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.9%
Unoccupied
191
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.9%
Couples, no children
3,255
Total families
Economy & Employment
The local workforce spreads across two distinct bands: Healthcare (15.9%, 213 workers) and Education (15%, 201 workers) are the largest employers, suggesting a stable public-sector foundation, while Mining (12.5%, 167 workers) and Construction (11.9%, 159 workers) reflect the Peel region's resource and building economy. By occupation, Professionals (363) lead, followed by Community/Personal service workers (284), Clerical/Admin (234) and Managers (228), a mix that sits lower than the national professional share, consistent with university rates 5.5 points below national. The unemployment rate is 4.0%, close to the national average, with a full-time employment rate of 66% and a labour force participation rate of 65.2%. Household income at the 87.8th percentile nationally indicates that mining shift work and dual-income households push earnings above what occupation mix alone would predict.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
30.0%
Participation
65.2%
Employed
1,862
Occupations
Top Industries
University
24.6%
Postgraduate
4.1%
Born Overseas
30.2%
Dwellings
1,289
Transport to Work
Car dependence is high in Madora Bay, with 86.7% of residents driving to work, compared to 5.2% using public transport and 1.4% walking or cycling. This reflects the suburb's suburban-coastal format and limited rail access. Volunteering runs at 16.1% of residents, a figure consistent with a community of families and longer-term residents rather than a high-transient area. Housing affordability is genuinely comfortable: mortgage-to-income at 20.2% and rent-to-income at 16.2% are both well below stress levels, meaning residents have disposable income relative to national averages. No schools are recorded within the suburb boundary in this dataset, so families rely on nearby Mandurah and Lakelands for schooling. Only 3.4% of residents (125 people) need daily assistance, below what would be expected in an aging suburb, consistent with the younger median age of 36.
Drive
86.7%
Public Transport
5.2%
Walk / Cycle
1.4%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Madora Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Madora Bay a good suburb to live in?
Madora Bay suits families well. It has a median age of 36, 4 years below national, 99.4% separate houses with 72.9% having 4-plus bedrooms, and household income at the 87.8th percentile nationally. The mortgage-to-income ratio of 20.2% leaves residents with genuine financial headroom. The main trade-off is high car dependence, with 86.7% driving to work and limited public transport at 5.2%.
What is the median house price in Madora Bay?
The median house price in Madora Bay is $486,000, estimated from 2025 rental data. Weekly rent averages $370 and monthly mortgage repayments run about $2,004, giving a mortgage-to-income ratio of 20.2%, well below the 30% stress threshold. Household income sits at the 87.8th percentile nationally, making the price-to-income equation more favourable than the nominal price suggests.
What schools are in Madora Bay?
No schools are recorded within the Madora Bay suburb boundary in this dataset. With a population of 3,830 and a median age of 36, the suburb has many school-age families, and residents rely on nearby schools in Mandurah and Lakelands. University qualifications reach 24.6% locally, which is 5.5 percentage points below the national figure.
Is Madora Bay safe?
Suburb-level crime statistics for Madora Bay are not available in this dataset. As an indirect indicator, only 3.4% of residents (125 people) need daily assistance, and the volunteering rate of 16.1% points to an engaged community. Household income sits at the 87.8th percentile nationally, and the majority of residents (73%) have stayed in the same address for 5 years, consistent with a settled, stable community.
Is Madora Bay good for property investment?
The investment case is mixed. Rent of $370 per week against a $486,000 median implies a gross yield of around 4%, above many metro markets. However, the vacancy rate of 12.9% is elevated, and the renter share is only 15.7%, meaning demand for rentals is thin. No development applications were lodged in the past 12 months, so new supply is not an immediate threat. Overseas-born residents at 30.2%, running 8.6 points above national, support medium-term demand.
How is Madora Bay's population changing?
Madora Bay has a population of 3,830 across 3.71 km2, with a density of 1,033 people per km2, leaving room for further growth. The turnover rate of 27% means 73% of residents have stayed in the same address over 5 years, indicating a settling rather than churning population. The 30.2% overseas-born share, which is 8.6 percentage points above the national average, suggests ongoing international migration is a growth driver.
What languages are spoken in Madora Bay?
English-ancestry residents dominate, with English (1,907), Scottish (429) and Irish (345) the top ancestry groups. About 30.2% of residents were born overseas, running 8.6 percentage points above the national figure. Afrikaans is the most common non-English language with 24 recorded speakers, reflecting a South African-origin community within the broader overseas-born population of a 3,830-person suburb.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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