Mandurah
Western Australia
Good to Know
Mandurah WA is a high-value house market in the Mandurah WA area, currently positioned as a capital-growth-oriented submarket. Located about 70 km south of Perth CBD, Mandurah is home to roughly 90,306 adults across 55,533 dwellings and currently records a vacancy rate of 1.75%.
According to HtAG Analytics, Mandurah WA is exhibiting balanced supply with firm price momentum. Stock on Market sits at 1.16% and Inventory at 2.5 months — close to the ~3-month balanced threshold — driving +18.6% YoY price growth and +1.6% YoY rent growth.
What the market data is signalling
Mandurah WA shows a classic price-vs-rent divergence: strong capital appreciation (+18.6% in the past year) with muted rental growth (+1.6%), compressing gross yields to 2.63% — below the commonly recommended 3% cashflow threshold. At the same time, the building approvals ratio is elevated at 3.08%, indicating a sizeable development pipeline that could add future supply. For a visual overview of relative momentum across Australia, see the Markets in the Moment (MiM™) heatmap.
Who lives in Mandurah WA — and why it matters for investors
Mandurah WA records an IRSAD of 948, which sits above the minimum recommended threshold and signals modest socio-economic advantage in aggregate — a factor that tends to reduce downside volatility compared with lower-IRSAD locations. The local tenure mix is neutral (Renter/Owner 26.0%) and housing stock composition is neutral (Units/Houses 13.0%), so investor outcomes will depend on submarket selection inside the LGA. Read more on the socioeconomic crossover in the IRSAD Crossover study.
Why Mandurah WA is a screening layer, not a final answer
Council-level averages blend many distinct pockets — some streets or suburbs inside Mandurah WA may perform very differently to the LGA aggregate. Use Mandurah WA’s own metrics as the screening step: a typical house price of $1,133,334, gross yield 2.63%, Stock on Market 1.16%, Inventory 2.5 months and median days on market 31 days together paint a picture of tight transactional activity with capital-growth bias. For why you should drill below council averages, see our LGA vs Suburb research.
What's behind the RCS™ score of 48
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into one composite rating. A score of 48 reflects middling overall balance: strong recent price momentum but pressure on yields and affordability. Check the methodology to understand the sub-score trade-offs and why drilling into each dimension matters: how the RCS™ is built. To explore Mandurah WA interactively, open Mandurah WA in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 1.75%: sustained sub-2% vacancies typically support rental tightness and faster rent growth over 12–24 months; if vacancies rise above ~3.5% the rent tailwind will fade.
The building approvals ratio — currently 3.08%: this elevated approvals reading signals more supply entering the market in coming quarters, which could ease price and rent momentum if completions accelerate faster than population growth.
The Perth cycle phase: a city-wide shift in Perth’s cycle (upturn, peak, downturn) would materially influence Mandurah WA’s local momentum — a broad Perth slowdown would likely reduce buyer appetite and temper price gains in Mandurah WA, while a Perth upswing would amplify local capital growth.
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RCS Breakdown
Mandurah's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Mandurah's headline values — $1,133K to buy and $573PW to rent, a 2.62% gross yield. Over the past decade, prices have moved 131.31% and rents 74.16% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,133K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$573PW today, with rent growth at (+1.6% YoY) compared to price growth (+18.63%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Mandurah in its cycle - and is the 2.62% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Mandurah's long-hold story?
Beyond the headline price, Mandurah carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Mandurah's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Mandurah can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Mandurah genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Mandurah prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Mandurah - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Mandurah looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Mandurah's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Mandurah has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Mandurah shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Mandurah has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.