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ABS 2021 Census · Updated 21 May 2026
Madora Bay is an outer-metropolitan suburb of Perth, Australia, with a population of approximately 3,830, making it a boutique locality. Located approximately 59 km from the Perth CBD, Madora Bay is a outer metro area in Western Australia. The median household income is $119,080 per year.
Strong household incomes in Madora Bay underpin solid property demand. While further from the city, improving transport links could boost future demand.
Official Australia Post postcode for Madora Bay. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Madora Bay on My School →Estimated 2 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Madora Bay is a smaller community of 3,830 — about 68% of the Western Australia suburb median (5,605) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $119,080/year runs 19% above the Western Australia suburb median of $99,736, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Rent of $370/week (80% coverage of the $2,004/month median mortgage) leaves a gap of roughly $401/month that a typical investor bridges with negative gearing, depreciation and capital growth. Madora Bay is 59 km from Perth, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
Outer-metro suburbs reward careful property selection — aim for homes near infrastructure rather than generic house-and-land packages. Local rents consume roughly 16% of household income — a useful sanity check on tenant affordability.
How Madora Bay stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Madora Bay sits above the state median; negative means below.
| Metric | Madora Bay | WA median | Δ vs state |
|---|---|---|---|
| Population | 3,830 | 5,605 | -32% |
| Median household income | $119,080/yr | $99,736/yr | +19% |
| Median rent (weekly) | $370 | $350 | +6% |
| Median mortgage (monthly) | $2,004 | $1,902 | +5% |
| Distance to CBD | 59 km | 20 km | +195% |
| Separate houses | 86% | 79% | +7pp |
Pre-inspection briefing for Madora Bay — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Madora Bay's 3,830-person market and $119,080 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Moderate rental coverage: rent of $370/week covers 80% of a $2,004/month mortgage, leaving a $401/month gap that an investor bridges with equity, depreciation and tax benefits.
With 86% houses in a 3,830-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Madora Bay property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Madora Bay are modest for 2026 — incomes 19% above the WA median of $99,736 and a population of 3,830 suggest gains will lag headline metro markets. Rental coverage runs at ~80% of the typical mortgage ($1,603/month rent vs $2,004/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 63/100 places Madora Bay in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Madora Bay scores 63/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 3,830, median household income of $119,080/year and median weekly rent of $370. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Madora Bay are an above-state-median household income of $119,080/year, a dwelling mix that is 86% separate houses, roughly 1 schools and 2 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Madora Bay has a usual resident population of approximately 3,830, compared with a Western Australia suburb median of 5,605 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Madora Bay sits 59 km straight-line from the Perth CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $370 in Madora Bay, equating to approximately $19,240/year in gross rental income (state median $350/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Madora Bay is $2,004, or approximately $24,048/year (vs $1,902/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $370 works out to $1,603/month, covering 80% of the median mortgage repayment of $2,004/month. That leaves a $401/month shortfall (around $4,812/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (3,830 residents), interest-rate sensitivity on the $2,004 median mortgage, the broader Western Australia market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.