Mandurah, WA High-Yield Units + Commuter-Led Growth
Mandurah is rapidly evolving from a major regional centre into a functional outer-metro commuter hub. The investment case is driven by strong capital appreciation and compelling yields—especially in the apartment market. Houses sit around $565k with 16.5–22.0% annual growth, while units are around $475k with 28.6–32.4% annual growth and 5.3–5.4% gross yields. A 53-minute express rail link helps sustain demand by making Perth CBD commutes viable.
Rail-linked commuter demand | Strong yields | Units leading growth momentum
Why Mandurah is Breaking Out
Mandurah is a structurally interesting market because it is transitioning from a large regional centre to a commuter-linked outer-metro hub. That shift is supported by major transport infrastructure (sub-one-hour rail access to Perth) and a structural affordability gap versus the Perth metro area.
The standout thesis in Mandurah (6210) is the unit/apartment segment: a lower entry price point concentrating demand, exceptional 12-month growth (up to 32.4%), and strong yields (5.3–5.4%). Houses remain dynamic too—strong growth and solid yields around 5.0–5.1%—but units are currently the primary returns engine.
Want high yields and strong momentum with Perth access? Mandurah is a serious contender—if you’re finance ready.
Calculate My Mandurah Budget
Houses vs Units in Mandurah
House = broad demand + solid yield; Units = growth leader + strong cashflow
Houses
Detached housing remains highly active in Mandurah, supported by tight listings and strong demand from renters and buyers seeking affordability versus Perth metro. A strong commuter connection helps de-risk demand beyond purely local wage growth.
Performance Metrics
- 12-month growth: +16.5% to +22.0%
- Yield: 5.0% – 5.1% gross
- Rent: ~$530/week median
- DOM: ~16–25 days
- Sales: ~41 residential sales (Aug 2025 snapshot)
Best For
Owner-occupiers: Buyers wanting a coastal lifestyle hub with Perth access at a lower entry price.
Investors: Solid yield plus growth in a commuter-linked market with tight stock conditions.
Units / Apartments
The current returns engine. Units concentrate affordability-driven demand and have delivered the strongest verified growth, while maintaining high yields that work for leveraged strategies in a higher-rate environment.
Performance Metrics
- 12-month growth: +28.6% to +32.4%
- Yield: 5.3% – 5.4% gross
- Rent: ~$515/week median
- DOM: ~16–22 days
- Supply shield: lower local approvals pipeline within 6210 vs wider radius
Best For
Investors: Growth + yield combo with strong liquidity.
Entry buyers: Lower buy-in with lifestyle amenity and commuter viability.
Market Insight: Mandurah’s strongest demand is clustering at accessible price points. As affordability pressure builds, the unit segment captures outsized competition—driving faster growth than detached housing while still offering strong yields.
Mandurah Property Metrics
Key performance stats (Standardised Q4 2025)
House Median: ~$565k
Strong growth + solid yields in a rail-linked commuter market.
- Annual growth: +16.5% to +22.0%
- Demand: tight listings supporting price momentum
- Rent: ~$530/week median
- Forecast: +10% (2025 outlook)
Units: ~$475k Median
Growth leader + high-yield segment.
- Annual growth: +28.6% to +32.4%
- Yield: 5.3% – 5.4%
- Rent: ~$515/week
- Forecast: +15% (2025 outlook)
Days on Market
High liquidity across both segments.
- Houses: ~16–25 days
- Units: ~16–22 days
- Fast-moving listings—inspection-to-offer windows can be short
- Pre-approval improves negotiation power
Rental Yields
Cashflow-friendly market compared with much of Perth metro.
- Houses: 5.0% – 5.1% yield
- Units: 5.3% – 5.4% yield
- Rents remain supported by structural demand
- Strong investor appeal—selectivity matters
Supply & Statutory Costs
Factor fixed outgoings into net yield calculations.
- 43.4% owner-occupied (investor-weighted market)
- City rates: minimum ~$1,338 (Residential Improved)
- Typical waste & ESL charges apply
- Water & sewer fixed charges apply (budget minimums)
Stamp Duty Snapshot
Important for budgeting realistically.
- House @ $565k ≈ $20,853 duty
- Unit @ $475k ≈ $16,578 duty
- WA general rates used (non-concessional)
- Duty is on top of deposit & costs
Who Lives in Mandurah?
Regional hub dynamics, commuter influence, and an investor-heavy tenure profile
43.4% Home Ownership
Mandurah has a higher investor concentration than many suburbs—only 43.4% of homes are owner-occupied. That increases the importance of micro-location selection and asset quality, because investor-driven markets can shift faster when borrowing conditions or sentiment change.
- Strong yield profile attracts capital
- Liquidity can remain high in up-cycles
- Requires stricter building/strata due diligence for units
- More sensitive to rate changes than owner-occupier suburbs
External Demand Drives the Cycle
Mandurah’s growth has outpaced local income growth, signalling that capital is being imported from outside the suburb—commuters and investors responding to affordability gaps versus Perth. This external demand helps support prices and rents, especially when transport infrastructure keeps commutes feasible.
- Commuter viability supports rental depth
- Investor returns improved by strong yields
- Demand tends to concentrate at lower entry points (units)
- Macro conditions (rates, lending) matter more here
Median Age: ~45 (LGA)
The broader City of Mandurah has a median age around 45, reflecting a blend of established families, a strong retiree cohort, and service-economy households. This influences demand for lifestyle amenity, accessibility, and low-maintenance housing options.
- Strong downsizer and lifestyle demand
- Ongoing appetite for quality apartments and villas
- Family demand remains supported by hub amenities
- Healthcare and services play a larger role in liveability
Metro-Connected in Under an Hour
Mandurah’s transport advantage is the Mandurah Line—high-frequency rail that puts Perth within commuting distance. This metro linkage helps underpin demand and reduces reliance on purely local economic cycles.
- ~53 minutes to Perth CBD by train
- Services typically every ~15 minutes
- Road: approx. ~51 minutes (traffic dependent)
- Sustains investor and commuter demand
Mandurah’s Connectivity Advantage
Rail-linked commuting, freeway access, and a coastal lifestyle hub
Local Buses + Station Access
Mandurah’s local bus network feeds into key activity centres and the station, supporting commuting patterns and improving rentability for well-positioned assets.
Transit Benefits
- Integrated connection to the Mandurah Station
- Local routes supporting daily commuting patterns
- Access to Perth CBD employment via rail
- Reduces car reliance for some households
Investor Note: Transport-linked micro-locations typically hold value better and support stronger tenant demand under tight vacancy conditions.
Mandurah Line (Express Rail)
Mandurah’s rail link is a key structural driver. It effectively integrates Mandurah into the greater Perth economy by keeping commute time under an hour.
Rail Highlights
- Approx. 53 minutes to Perth CBD
- High-frequency service pattern (commuter friendly)
- Supports demand beyond local wage constraints
- Links a regional hub to metro employment
Commuter Choice: Rail access is a powerful hedge versus traditional regional markets—especially for rental depth and resale liquidity.
Mandurah Forum + Waterfront Amenity
Mandurah functions as a major retail and services hub for the Peel region, complemented by waterfront dining and marina lifestyle precincts.
Key Amenities
- Mandurah Forum (major retail hub with extensive stores)
- Waterfront cafés, restaurants and bars
- Regional services and employment concentration
- Strong road access via Kwinana Freeway
Lifestyle: Mandurah combines practical hub convenience with coastal amenity, supporting both owner-occupier demand and rental depth.
Coast, Estuary & Recreation
Mandurah’s coastal position and waterways underpin lifestyle demand and support the suburb’s long-term desirability—while also requiring environmental risk screening for certain locations.
Key Features
- Beaches, estuary foreshore and marina precincts
- Foreshore paths, outdoor recreation and events
- Parks, family-friendly spaces and community facilities
- Coastal hazard mapping recommended for select sites
Owner-Occupier Appeal: Lifestyle amenity is a major driver of tenure, supporting demand through multiple market cycles.
Schools in Mandurah
Local options across public and private pathways, with metro university access schemes
Public Schooling Options
Mandurah Catholic College
Frederick Irwin Anglican School (Nearby)
Catchment & Enrolment Reality Check
CRITICAL: Catchments and enrolment policies can change. Always verify current school boundaries, intake rules, and program requirements with the WA Education Department and the school directly before relying on schooling as a core part of your purchase plan.
Mandurah vs Nearby Suburbs
How Mandurah Central stacks up against premium coastal peers and growth competitors
Mandurah: ~$565k / ~$475k
High-yield core + commuter-linked growth
- Houses: 16.5–22.0% growth, 5.0–5.1% yield
- Units: 28.6–32.4% growth, 5.3–5.4% yield
- 53-minute rail link to Perth CBD
- Investor-weighted profile (43.4% owner-occupied)
- Coastal and safety risks require micro-location selectivity
Halls Head: ~$800k
Premium coastal neighbour, lifestyle-led pricing
- Strong owner-occupier lifestyle appeal
- Premium coastal amenity and perceived safety
- Higher entry price vs Mandurah Central
- Lower house yield (~4.2%)
- House growth (~11.1%) below Mandurah’s recent range
Falcon: ~$765k / ~$590k
Higher buy-in, strong growth pockets
- Strong house growth reported (~23.8%)
- Coastal amenity appeal
- Higher entry price reduces leverage efficiency
- Less “value floor” advantage than Mandurah Central
- Returns depend heavily on exact pocket and asset quality
Greenfields: ~$609.5k / ~$515k
Comparable inland peer, slightly higher prices
- Strong unit yield reported (~5.5%)
- Competitive alternative within 6210 area
- Houses around ~4.8% yield (reported)
- Higher entry price than Mandurah Central
- Mandurah Central units have led longer-term growth in recent analysis
The Verdict: Mandurah Central (6210) is positioned as the region’s affordability anchor with strong metro connectivity. Premium coastal suburbs command higher entry prices and often lower yields. In this cycle, Mandurah’s unit segment is the standout for investors—growth leadership plus cashflow—if you apply disciplined micro-location selection and risk screening.
Can You Afford Mandurah?
Calculate repayments for houses (~$565,000) or growth-leading units (~$475,000)
Who Should Buy in Mandurah?
Yield, growth, and commuter-linked demand—matched to your strategy
Growth-Focused Investors
If your priority is capital appreciation, Mandurah offers strong momentum driven by affordability pressure and metro connectivity. Units are the growth leader in this cycle, with houses still delivering strong gains.
Yield & Cashflow Investors
Mandurah is a cashflow-friendly WA market: houses around 5.0–5.1% yields and units around 5.3–5.4%. That makes the suburb attractive for income-focused strategies.
Owner-Occupiers & Commuters
Buyers seeking a coastal lifestyle hub with Perth access often choose Mandurah as a “best of both worlds” option—amenity plus a lower entry price than much of metro Perth.
Selective Value & Risk Managers
Mandurah rewards disciplined buyers. Investor-weighted structure, micro-location safety variance, and coastal environmental exposure mean asset selection matters more than “suburb averages.”
Mandurah Buyer FAQs
Key questions serious Mandurah buyers should be asking
Should I buy a house or unit in Mandurah?
It depends on your goal. Houses (~$565k) offer broad rental demand and strong yields (~5.0–5.1%) with 16.5–22.0% annual growth. Units (~$475k) are the current returns leader: 28.6–32.4% growth and 5.3–5.4% yields. If you want the strongest growth+yield mix at the lowest entry price, quality units are often the sharper play.
Why are Mandurah units growing 28.6–32.4%?
It’s affordability concentration. As borrowing limits bite, more buyers compete for accessible entry points. Units absorb that pressure first, driving outsized growth—especially when rail connectivity keeps Perth access viable and demand extends beyond purely local incomes.
Is Mandurah overvalued after strong growth?
Strong growth doesn’t automatically mean “bubble”. Mandurah’s demand is supported by metro connectivity, structural affordability gaps and strong yields. That said, its investor-weighted tenure profile means conditions can change faster than owner-occupier suburbs—so asset quality and location selection are critical.
What yields can I actually expect in Mandurah?
As a baseline, houses are around 5.0–5.1% gross yield (e.g. ~$530/week on a ~$565k asset). Units are around 5.3–5.4% gross yield (e.g. ~$515/week on a ~$475k asset). Final yield depends on property condition, exact location, and ongoing costs like strata and rates.
How much stamp duty will I pay on a Mandurah property?
On a median house around $565k, WA general rates imply stamp duty of roughly $20,853 (plus settlement and other costs). On a median unit around $475k, duty is roughly $16,578. We can model your full upfront position—duty, LMI (if applicable) and fees—before you start making offers.
What risks should I screen in Mandurah?
Three big ones: (1) micro-location safety variance, (2) coastal hazard exposure for foreshore-adjacent or low-lying sites, and (3) investor-weighted market volatility. For units, add strict checks on strata finances, building defects, and ongoing levies.
How competitive is the Mandurah market right now?
Market velocity is strong: houses are reported around ~16–25 days on market and units ~16–22 days. Competition tends to be most intense at the most affordable, “clean” stock. Pre-approval improves your ability to negotiate and move quickly when the right property appears.
Is Mandurah a good long-term hold?
For most buyers, yes—provided your asset selection is disciplined. Stamp duty and transaction costs are meaningful, so a longer horizon (5–7 years) is typically more suitable to allow compounding growth to absorb entry costs. Revitalisation projects and improved amenity can also support longer-term value uplift.
Have specific questions about buying or investing in Mandurah?
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Helpful Tools & Guides
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Run numbers on both Mandurah houses (~$565k) and units (~$475k).
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