Karnup vs Madora Bay

Karnup is the younger of the two, with a median age of 30 against 36 in Madora Bay. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Madora Bay: a median of $940,000, against $780,000 in Karnup. On these figures, Karnup tends to suit families with children and buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Madora Bay

ahead on 2 of the 6 things we measure here

  • has more childcare (4 vs 1)
  • carries lower crime risk (41/100 vs 53/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Karnup

ahead on the one thing that separates them

  • has cheaper houses ($780,000 vs $940,000)

Weighs house prices, land prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Karnup sits closer to the CBD (59.8 km vs 65.3 km)
  • Madora Bay is more walkable (75/100 vs 0/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Madora Bay

ahead on 2 of the 5 things we measure here

  • is more walkable (75/100 vs 0/100)
  • carries lower crime risk (41/100 vs 53/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Karnup

ahead on the one thing that separates them

  • is growing faster (52.9% vs 40.4%)

Weighs house yield and population growth.

Where they sit

Karnup and Madora Bay drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Karnup Madora Bay
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Karnup Madora Bay
Walkability 0 / 75
Karnup — Walkability: 0/100 Madora Bay — Walkability: 75/100
Safety 47 / 59
Karnup — Safety: 47/100 Madora Bay — Safety: 59/100
Low fire risk 52 / 79
Karnup — Low fire risk: 52/100 Madora Bay — Low fire risk: 79/100
Low flood risk 54 / 100
Karnup — Low flood risk: 54/100 Madora Bay — Low flood risk: 100/100

Demographics

Madora Bay has more residents (3,830 vs 2,096); Madora Bay skews older (36 vs 30).

Karnup Madora Bay
Population 2,096 3,830
+83% vs other
Population trend (2016 → 2021) +52.9% +40.4%
Median age 30 36
Median household income $110,344/yr $119,080/yr
+8% vs other
Median weekly rent $370/wk
same for both

Age profile

Share of residents in each band, 2021 Census.

Karnup Madora Bay
0-4 10.3% / 6.8%
Karnup — 0-4: 10.3% Madora Bay — 0-4: 6.8%
5-14 16.1% / 15.5%
Karnup — 5-14: 16.1% Madora Bay — 5-14: 15.5%
15-19 6.3% / 6.6%
Karnup — 15-19: 6.3% Madora Bay — 15-19: 6.6%
20-24 5.3% / 6.7%
Karnup — 20-24: 5.3% Madora Bay — 20-24: 6.7%
25-34 19.7% / 11.8%
Karnup — 25-34: 19.7% Madora Bay — 25-34: 11.8%
35-44 12.3% / 14.1%
Karnup — 35-44: 12.3% Madora Bay — 35-44: 14.1%
45-54 11.1% / 14.2%
Karnup — 45-54: 11.1% Madora Bay — 45-54: 14.2%
55-64 8.9% / 12.7%
Karnup — 55-64: 8.9% Madora Bay — 55-64: 12.7%
65-74 6.7% / 8.1%
Karnup — 65-74: 6.7% Madora Bay — 65-74: 8.1%
75-84 2.3% / 2.7%
Karnup — 75-84: 2.3% Madora Bay — 75-84: 2.7%
85+ 0.7% / 0.8%
Karnup — 85+: 0.7% Madora Bay — 85+: 0.8%

Bars are drawn against the largest share shown (19.7%).

Who lives together

Household composition, 2021 Census.

Karnup 62.8% couple families
Karnup — Couple Families: 62.8% Karnup — Lone Person: 17.4% Karnup — One Parent Families: 17.2% Karnup — Group Household: 1.4% Karnup — Other Families: 1.2%
Madora Bay 61.2% couple families
Madora Bay — Couple Families: 61.2% Madora Bay — Lone Person: 20.9% Madora Bay — One Parent Families: 14.2% Madora Bay — Group Household: 2.9% Madora Bay — Other Families: 0.8%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Karnup 20.0% renting
Karnup — Owned Outright: 17.9% Karnup — Mortgage: 62.1% Karnup — Renting: 20.0%
Madora Bay 15.7% renting
Madora Bay — Owned Outright: 24.7% Madora Bay — Mortgage: 59.6% Madora Bay — Renting: 15.7%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Karnup Madora Bay
Certificate III & IV 20.7% / 19.5%
Karnup — Certificate III & IV: 20.7% Madora Bay — Certificate III & IV: 19.5%
Advanced Diploma / Diploma 8.0% / 8.6%
Karnup — Advanced Diploma / Diploma: 8.0% Madora Bay — Advanced Diploma / Diploma: 8.6%
Bachelor Degree 5.5% / 10.3%
Karnup — Bachelor Degree: 5.5% Madora Bay — Bachelor Degree: 10.3%
Postgraduate Degree 1.6% / 2.0%
Karnup — Postgraduate Degree: 1.6% Madora Bay — Postgraduate Degree: 2.0%
Graduate Diploma / Certificate 1.3% / 1.6%
Karnup — Graduate Diploma / Certificate: 1.3% Madora Bay — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (20.7%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Karnup Madora Bay
England 10.3% / 13.1%
Karnup — England: 10.3% Madora Bay — England: 13.1%
New Zealand 4.8% / 3.0%
Karnup — New Zealand: 4.8% Madora Bay — New Zealand: 3.0%
South Africa 1.9% / 3.0%
Karnup — South Africa: 1.9% Madora Bay — South Africa: 3.0%
Scotland 1.3% / 1.6%
Karnup — Scotland: 1.3% Madora Bay — Scotland: 1.6%
Ireland 0.9% / 0.7%
Karnup — Ireland: 0.9% Madora Bay — Ireland: 0.7%
India — / 0.7%
Karnup — India: not among its largest Madora Bay — India: 0.7%

Bars are drawn against the largest share shown (13.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Karnup 99.5% houses
Karnup — Houses: 99.5% Karnup — Flats / Apartments: 0.5% Karnup — Townhouses: 0.0%
Madora Bay 98.8% houses
Madora Bay — Houses: 98.8% Madora Bay — Flats / Apartments: 0.5% Madora Bay — Townhouses: 0.6%
Houses Flats / Apartments Townhouses

Property market

Karnup Madora Bay
Median house price $780,000 $940,000
Median unit price —
same for both
Median land price $532,500 $520,000
Typical days to sell (houses) 21 days
from 48 sales
 36 days
from 92 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Karnup Madora Bay
3 bed $768K / $818K
Karnup — 3 bed: $768K (18 sales) Madora Bay — 3 bed: $818K (28 sales)

18 vs 28 sales

4 bed $775K / $975K
Karnup — 4 bed: $775K (69 sales) Madora Bay — 4 bed: $975K (104 sales)

69 vs 104 sales

5 bed $871K / $1.04M
Karnup — 5 bed: $871K (10 sales) Madora Bay — 5 bed: $1.04M (11 sales)

10 vs 11 sales

Development activity

Karnup Madora Bay
New dwellings approved 1,869
across Rockingham
 1,482
across Mandurah
Approvals change year on year -11% +20%

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Karnup Madora Bay
Houses 4.1%
$675/wk on $849K
 3.7%
$700/wk on $997K
Units —
same for both

Ranking within WA

Karnup Madora Bay
House price —
same for both
Income Higher than 75% of WA Higher than 85% of WA
Schools —
same for both
Walkability Higher than 2% of WA Higher than 92% of WA
Affordability —
same for both
EV adoption Higher than 64% of WA Higher than 65% of WA
NBN connectivity Higher than 93% of WA Higher than 99% of WA
Rental yield (houses) Higher than 33% of WA Higher than 17% of WA

Liveability

Madora Bay is more walkable (75 vs 0); Madora Bay scores higher overall (74 vs 31).

Karnup Madora Bay
Grade C A
Score 31/100 74/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 8/10

Risk profile

Karnup carries more flood risk (46 vs 0); Karnup carries more bushfire risk (48 vs 21).

Karnup Madora Bay
Bushfire Moderate
48/100
 Low
21/100
Crime Moderate
53/100
 Moderate
41/100
Flood Moderate
46/100
 None
0/100
Coastal erosion None
0/100
 Low
28/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Karnup Madora Bay
Inside the suburb 1 2
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0 1

Schools in Karnup

  • Rockingham Montessori School - Karnup Campus Independent · Combined

Schools in Madora Bay

  • Madora Bay Primary School Government · Primary below peers
  • St Marcellin Catholic College Independent · Combined

Amenities in the suburb

Karnup Madora Bay
Supermarkets 1 0
Cafes & restaurants 1 0
Parks & reserves 1 3
Childcare 1 4
GPs 1 0
Pharmacies 1 0
Fuel stations 1 0

Mobility

Madora Bay sits further from the CBD (65.3 km vs 59.8 km).

Karnup Madora Bay
Walkability score 0/100 75/100
Distance to Perth 59.8 km 65.3 km
+9% vs other
Drive time (normal traffic) 52 min 55 min
Public transport score 34/100
Bus
 79/100
Bus
Peak arrivals per hour 4.8
7-9am + 5-7pm
 52.5
7-9am + 5-7pm
Median peak wait 14 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 6176
 0.7%
postcode 6210
Rooftop solar per 100 dwellings 83
postcode 6176
 62
postcode 6210

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Karnup Madora Bay
Car (driver) 76.6% / 76.7%
Karnup — Car (driver): 76.6% Madora Bay — Car (driver): 76.7%
Worked from Home 10.7% / 9.1%
Karnup — Worked from Home: 10.7% Madora Bay — Worked from Home: 9.1%
Car (passenger) 5.5% / 5.9%
Karnup — Car (passenger): 5.5% Madora Bay — Car (passenger): 5.9%
Train 2.5% / 4.3%
Karnup — Train: 2.5% Madora Bay — Train: 4.3%
Walked Only 3.6% / 0.9%
Karnup — Walked Only: 3.6% Madora Bay — Walked Only: 0.9%
Bus 1.1% / 2.7%
Karnup — Bus: 1.1% Madora Bay — Bus: 2.7%

Bars are drawn against the largest share shown (76.7%).

Setting

Karnup Madora Bay
Elevation 9 m
above sea level, at the suburb centre
same for both
Distance to the ocean 4.5 km
4.5 km to a named beach
 569 m
564 m to a named beach

NBN connectivity

Karnup Madora Bay
Connectivity score 83/100 100/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 76%
1,006 premises
 100%
1,859 premises

Climate

Karnup Madora Bay
Annual rainfall —
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Karnup Madora Bay
Average residential rate $2,007/yr $2,186/yr
Council Rockingham Mandurah

Federal electorate

Karnup Madora Bay
Division Canning
same for both
Member Andrew Hastie
same for both
Party Liberal
same for both

First Home Owner Grant

Karnup Madora Bay
Grant amount $10,000
same for both
Property price cap $800,000
same for both
Eligibility New
same for both

Tags

Karnup

Acreage Family Young Families

Madora Bay

Beach Coastal Family Large Blocks Quiet

More comparisons

Other comparisons with Karnup

Karnup vs Baldivis Karnup vs Port Kennedy Karnup vs Secret Harbour Karnup vs Lakelands Karnup vs Golden Bay Karnup vs Singleton

Other comparisons with Madora Bay

Madora Bay vs Meadow Springs Madora Bay vs Lakelands Madora Bay vs Singleton Madora Bay vs San Remo
Full data on Karnup Full data on Madora Bay
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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