Mandurah
Mandurah's 22.7% vacancy rate is the highest in this dataset, and 54.7% of residents rent, creating a rental-dominated market unusual for regional WA. Household income sits in just the 6th percentile nationally ($858/week), yet the suburb's population surged 70.3% over the past decade. This paradox of rapid growth and deep disadvantage (SEIFA IRSAD decile 2) is explained by internal migration: 836 net domestic arrivals per year, likely drawn by the $330,000 estimated median, the lowest price point in this comparison set.
Population
8,804
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$858/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$330K
Estimated from rent (2025)
At an estimated $330,000, Mandurah is one of WA's cheapest suburban options, but both mortgage stress (33.6%) and rent stress (31.5%) exceed the 30% threshold because household incomes are extremely low at $858/week (6th percentile). Detached houses account for only 46.3% of stock, lower than most WA suburbs, with 37.4% semi-detached and 14.2% apartments. Three-bedroom homes (52.3%) dominate. Eight schools operate in the area, with Frederick Irwin Anglican School (ICSEA 1072) and Mandurah Catholic College (ICSEA 1030) scoring above the national average.
For Buyers
At an estimated $330,000, Mandurah is one of WA's cheapest suburban options, but both mortgage stress (33.6%) and rent stress (31.5%) exceed the 30% threshold because household incomes are extremely low at $858/week (6th percentile). Detached houses account for only 46.3% of stock, lower than most WA suburbs, with 37.4% semi-detached and 14.2% apartments. Three-bedroom homes (52.3%) dominate. Eight schools operate in the area, with Frederick Irwin Anglican School (ICSEA 1072) and Mandurah Catholic College (ICSEA 1030) scoring above the national average.
For Investors
The 22.7% vacancy rate is a critical risk factor, suggesting significant oversupply or seasonal housing stock. Only 16.8% have mortgages (the lowest rate in this dataset), while 54.7% rent. Weekly rent at $270 against a $330,000 estimated median gives a gross yield around 4.3%. Population growth of 3.43% annually (921 people per year) is among the fastest in WA, driven by internal migration (+836/year). However, the 12.5% unemployment rate and SEIFA decile 2 flag tenant payment risk. The population is projected to reach roughly 31,756 by 2031.
Schools in Mandurah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Frederick Irwin Anglican School
PP-12 · 1682 students
Mandurah Catholic College
PP-12 · 1604 students
Assumption Catholic Primary School
PP-6 · 327 students
John Tonkin College
7-12 · 799 students
Mandurah Primary School
K-6 · 285 students
Demographics
English ancestry leads (3,757), but 995 residents marked their ancestry as not stated, an unusually high share. The median age of 50 is 10 years above the national figure, and university attainment at 15.9% is 14 points below the national average, the lowest in this dataset. Only 30.6% were born overseas (9 points above national). Average household size of 1.8 is the lowest in the dataset, with 39.8% of families being couples without children. The 9.5% needing assistance rate is well above the national average. Punjabi is the top non-English language at just 33 speakers.
Age Distribution
Bedrooms
Dwelling Structure
46.3%
Houses
37.4%
Townhouse
14.2%
Apartment
Tenure
The tenure split is extreme: 28.5% own outright, just 16.8% have mortgages, and 54.7% rent. The very low mortgage rate suggests either retirees who have paid off loans or renters who cannot afford to buy. Detached houses at 46.3% are supplemented by 37.4% semi-detached and 14.2% apartments, the most diverse housing mix in this dataset. Three-bedroom homes (52.3%) dominate, with 28.7% having 2 bedrooms and 7.8% being studios or 1-bedroom. Both rent stress (31.5%) and mortgage stress (33.6%) exceed the 30% threshold, higher than the national median and a rare double-stress scenario.
Mortgage / mo
$1,250
Rent / wk
$270
HH Size
1.8
Personal Income / wk
$557
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
22.7%
Unoccupied
1,206
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
31.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
33.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.8%
Couples, no children
4,965
Total families
Economy & Employment
Healthcare (17.0%), retail (9.7%), hospitality (9.4%), construction (9.0%), and mining (8.6%) spread employment across 5 sectors. Labourers (460) are the largest occupational group, followed by community/personal service workers (430). The 12.5% unemployment rate is more than double the national average, and only 40.7% participate in the labour force, the lowest rate in this dataset. The 3,465 people not in the labour force reflect the retirement-age population. The SEIFA IEO decile of 2 confirms very low educational and occupational outcomes.
Unemployment
6.8%
Labour Force
5,222
Unemployed
353
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.5%
Part-time
31.0%
Participation
40.7%
Employed
2,770
Occupations
Top Industries
University
15.9%
Postgraduate
3.0%
Born Overseas
30.6%
Dwellings
4,092
Transport to Work
Eight schools operate in the area, with ICSEA scores ranging from 904 (Dudley Park Primary) to 1072 (Frederick Irwin Anglican School). Frederick Irwin Anglican (1,682 students) and Mandurah Catholic College (ICSEA 1030, 1,604 students) are the highest-performing options. Public transport usage at 7.0% is above average for regional WA, reflecting the Mandurah train line. The SEIFA IRSAD decile of 2 places Mandurah in the bottom 20% nationally. However, the 6.7% walking/cycling rate is well above the national average, indicating a walkable urban core.
Drive
79.1%
Public Transport
7.0%
Walk / Cycle
6.7%
Work from Home
N/A
Population Forecast
+3.43%/yr
(+921 people/yr)
EstablishedPopulation surged from roughly 24,114 in 2023 to 26,873 in 2025, and the medium forecast projects about 31,756 by 2031, a 3.43% annual growth rate (921 people/year). Internal migration (+836/year) is the primary driver, the highest net domestic inflow in this dataset. Population grew 70.3% over the past decade. Despite this rapid growth, real income increased only 4.1%, and mortgage affordability improved from 53.1% to 45.3%, driven more by low dwelling costs than rising wages. The gentrification score of 0 (classified as new development) indicates growth without upgrading.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+215
Net Internal / yr
+836
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Mandurah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Mandurah a good suburb to live in?
Mandurah has a SEIFA IRSAD decile of 2 (bottom 20% nationally), 12.5% unemployment, and both rent stress (31.5%) and mortgage stress (33.6%) exceed the 30% threshold. The trade-offs are a $330,000 median (one of WA's cheapest), good public transport via the train line, and strong school options including Frederick Irwin Anglican (ICSEA 1072).
What is the median house price in Mandurah?
The estimated median is $330,000, the lowest in this comparison set. Despite the low price, mortgage stress at 33.6% exceeds the 30% threshold because household incomes sit in just the 6th percentile nationally at $858 per week.
What schools are in Mandurah?
Eight schools serve the area. The highest-performing are Frederick Irwin Anglican School (ICSEA 1072, 1,682 students) and Mandurah Catholic College (ICSEA 1030, 1,604 students). Government schools range from Dudley Park Primary (ICSEA 904) to John Tonkin College (ICSEA 972), all below the national average of 1000.
Is Mandurah safe?
No suburb-level crime data is available. The SEIFA IRSD decile of 2 (bottom 20% for disadvantage), 12.5% unemployment, and 54.7% renter share are typically associated with elevated crime rates. The 68.7% residential stability rate is lower than most suburbs in this dataset.
Is Mandurah good for property investment?
The 22.7% vacancy rate is a major risk, the highest in this comparison set. However, population growth of 3.43% annually (921 people/year) is also the fastest, driven by internal migration. Weekly rent of $270 gives a 4.3% gross yield. The double-stress scenario (both rent and mortgage above 30%) flags affordability risk.
How is Mandurah's population changing?
Population grew 70.3% over the past decade, the fastest rate in this comparison set, driven by net internal migration of 836 people per year. The forecast projects roughly 31,756 by 2031, up from 26,873 in 2025. Despite this growth, real income rose only 4.1% and the gentrification score remains at 0.
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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