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ABS 2021 Census · Updated 21 May 2026
Mandurah is an outer-metropolitan suburb of Perth, Australia, with a population of approximately 8,804, making it a smaller community. Located approximately 65 km from the Perth CBD, Mandurah is a outer metro area in Western Australia. The median household income is $44,616 per year.
Lower income levels in Mandurah typically translate to more affordable entry points for investors. The outer location offers affordability but may see slower price appreciation.
Official Australia Post postcode for Mandurah. 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 2 schools within or near this suburb.
Find schools near Mandurah on My School →Estimated 4 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.
Mandurah's population of 8,804 sits 57% above the Western Australia suburb median of 5,605, giving it a wider tenant and buyer catchment than the average WA locality. Mandurah's median household income of $44,616/year is 55% below the Western Australia suburb median ($99,736) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. Median weekly rent of $270 equates to $1,170/month — about 94% of the median mortgage repayment of $1,250/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Mandurah is 65 km from Perth, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Only 36% of dwellings are separate houses (vs 79% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
Outer-metro suburbs reward careful property selection — aim for homes near infrastructure rather than generic house-and-land packages. Local rents consume roughly 31% of household income — a useful sanity check on tenant affordability.
How Mandurah stacks up against the median of all Western Australia suburbs in our dataset. Positive values mean Mandurah sits above the state median; negative means below.
| Metric | Mandurah | WA median | Δ vs state |
|---|---|---|---|
| Population | 8,804 | 5,605 | +57% |
| Median household income | $44,616/yr | $99,736/yr | -55% |
| Median rent (weekly) | $270 | $350 | -23% |
| Median mortgage (monthly) | $1,250 | $1,902 | -34% |
| Distance to CBD | 65 km | 20 km | +225% |
| Separate houses | 36% | 79% | -43pp |
Pre-inspection briefing for Mandurah — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: household incomes 55% below the WA median ($44,616 vs $99,736) means liquidity is thin and capital growth tends to lag the wider Western Australia market over full cycles.
Strong rental coverage: $270/week (~$1,170/month) covers 94% of the $1,250/month median mortgage repayment, so the shortfall sits at just $80/month. Investors targeting positive cash flow should shortlist this suburb.
Only 36% of dwellings are separate houses (vs 79% WA median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Mandurah property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Mandurah are modest for 2026 — incomes 55% below the WA median of $99,736 suggest gains will lag headline metro markets. Rental coverage runs at ~94% of the typical mortgage ($1,170/month rent vs $1,250/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 36/100 places Mandurah in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Mandurah scores 36/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 8,804, median household income of $44,616/year and median weekly rent of $270. 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 Mandurah are a median household income of $44,616/year, a dwelling mix that is 36% separate houses, roughly 2 schools and 4 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.
Mandurah has a usual resident population of approximately 8,804, compared with a Western Australia suburb median of 5,605 — placing it in the upper 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.
Mandurah sits 65 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 $270 in Mandurah, equating to approximately $14,040/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 Mandurah is $1,250, or approximately $15,000/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 $270 works out to $1,170/month, covering 94% of the median mortgage repayment of $1,250/month. That leaves a $80/month shortfall (around $960/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 interest-rate sensitivity on the $1,250 median mortgage, below-median household incomes ($44,616 vs $99,736 state median), a unit-heavy dwelling mix (36% houses) where body-corporate costs and apartment supply affect resale, 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.