Lakelands vs Madora Bay

Lakelands is the younger of the two, with a median age of 32 against 36 in Madora Bay. In both, the large majority of households own their home and the large majority of homes are detached houses. In Lakelands, about half of households are couple families. In Madora Bay, most households are couple families. Houses cost more in Madora Bay: a median of $940,000, against $780,000 in Lakelands, and rent is higher there too. On these figures, Lakelands tends to suit 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

They split

one each way, out of the 6 things we measure here

  • Lakelands has more schools rated above their peers (1 vs 0)
  • Madora Bay has more parks and reserves (3 vs 0)

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

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Lakelands has cheaper houses ($780,000 vs $940,000)
  • Madora Bay has cheaper land ($520,000 vs $651,000)

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

Madora Bay

ahead on the one thing that separates them

  • is more walkable (75/100 vs 42/100)

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 42/100)
  • carries lower crime risk (41/100 vs 69/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Lakelands returns a higher gross yield on houses (4.3% vs 3.7%)
  • Madora Bay is growing faster (40.4% vs 27.8%)

Weighs house yield and population growth.

Where they sit

Lakelands 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.

Lakelands 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.

Lakelands Madora Bay
Walkability 42 / 75
Lakelands — Walkability: 42/100 Madora Bay — Walkability: 75/100
Safety 31 / 59
Lakelands — Safety: 31/100 Madora Bay — Safety: 59/100
Low fire risk 100 / 79
Lakelands — Low fire risk: 100/100 Madora Bay — Low fire risk: 79/100
Low flood risk 100 / 100
Lakelands — Low flood risk: 100/100 Madora Bay — Low flood risk: 100/100

Demographics

Lakelands has more residents (6,171 vs 3,830); Madora Bay has higher household incomes ($119,080 vs $93,808).

Lakelands Madora Bay
Population 6,171
+38% vs other
 3,830
Population trend (2016 → 2021) +27.8% +40.4%
Median age 32 36
Median household income $93,808/yr $119,080/yr
+27% vs other
Median weekly rent $350/wk $370/wk
+6% vs other

Age profile

Share of residents in each band, 2021 Census.

Lakelands Madora Bay
0-4 8.4% / 6.8%
Lakelands — 0-4: 8.4% Madora Bay — 0-4: 6.8%
5-14 17.7% / 15.5%
Lakelands — 5-14: 17.7% Madora Bay — 5-14: 15.5%
15-19 6.6% / 6.6%
Lakelands — 15-19: 6.6% Madora Bay — 15-19: 6.6%
20-24 5.5% / 6.7%
Lakelands — 20-24: 5.5% Madora Bay — 20-24: 6.7%
25-34 15.8% / 11.8%
Lakelands — 25-34: 15.8% Madora Bay — 25-34: 11.8%
35-44 15.0% / 14.1%
Lakelands — 35-44: 15.0% Madora Bay — 35-44: 14.1%
45-54 11.2% / 14.2%
Lakelands — 45-54: 11.2% Madora Bay — 45-54: 14.2%
55-64 7.0% / 12.7%
Lakelands — 55-64: 7.0% Madora Bay — 55-64: 12.7%
65-74 7.1% / 8.1%
Lakelands — 65-74: 7.1% Madora Bay — 65-74: 8.1%
75-84 5.0% / 2.7%
Lakelands — 75-84: 5.0% Madora Bay — 75-84: 2.7%
85+ 0.7% / 0.8%
Lakelands — 85+: 0.7% Madora Bay — 85+: 0.8%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

Lakelands 51.8% couple families
Lakelands — Couple Families: 51.8% Lakelands — Lone Person: 24.4% Lakelands — One Parent Families: 20.3% Lakelands — Group Household: 3.0% Lakelands — Other Families: 0.5%
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.

Lakelands 23.6% renting
Lakelands — Owned Outright: 20.4% Lakelands — Mortgage: 56.0% Lakelands — Renting: 23.6%
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.

Lakelands Madora Bay
Certificate III & IV 18.8% / 19.5%
Lakelands — Certificate III & IV: 18.8% Madora Bay — Certificate III & IV: 19.5%
Bachelor Degree 7.7% / 10.3%
Lakelands — Bachelor Degree: 7.7% Madora Bay — Bachelor Degree: 10.3%
Advanced Diploma / Diploma 7.3% / 8.6%
Lakelands — Advanced Diploma / Diploma: 7.3% Madora Bay — Advanced Diploma / Diploma: 8.6%
Postgraduate Degree 1.6% / 2.0%
Lakelands — Postgraduate Degree: 1.6% Madora Bay — Postgraduate Degree: 2.0%
Graduate Diploma / Certificate 1.2% / 1.6%
Lakelands — Graduate Diploma / Certificate: 1.2% Madora Bay — Graduate Diploma / Certificate: 1.6%

Bars are drawn against the largest share shown (19.5%).

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.

Lakelands Madora Bay
England 10.5% / 13.1%
Lakelands — England: 10.5% Madora Bay — England: 13.1%
New Zealand 4.7% / 3.0%
Lakelands — New Zealand: 4.7% Madora Bay — New Zealand: 3.0%
South Africa 2.5% / 3.0%
Lakelands — South Africa: 2.5% Madora Bay — South Africa: 3.0%
Scotland 1.4% / 1.6%
Lakelands — Scotland: 1.4% Madora Bay — Scotland: 1.6%
Philippines 2.4% / 0.5%
Lakelands — Philippines: 2.4% Madora Bay — Philippines: 0.5%
India 1.5% / 0.7%
Lakelands — India: 1.5% 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.

Lakelands 99.2% houses
Lakelands — Houses: 99.2% Lakelands — Flats / Apartments: 0.4% Lakelands — Townhouses: 0.3%
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

Lakelands Madora Bay
Median house price $780,000 $940,000
Median unit price —
same for both
Median land price $651,000 $520,000
Typical days to sell (houses) 23 days
from 108 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.

Lakelands Madora Bay
3 bed $712K / $818K
Lakelands — 3 bed: $712K (58 sales) Madora Bay — 3 bed: $818K (28 sales)

58 vs 28 sales

4 bed $820K / $975K
Lakelands — 4 bed: $820K (119 sales) Madora Bay — 4 bed: $975K (104 sales)

119 vs 104 sales

5 bed $867K / $1.04M
Lakelands — 5 bed: $867K (8 sales) Madora Bay — 5 bed: $1.04M (11 sales)

8 vs 11 sales

Development activity

Lakelands Madora Bay
New dwellings approved 1,482
across Mandurah
same for both
Approvals change year on year +20%
same for both

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.

Lakelands Madora Bay
Houses 4.3%
$680/wk on $825K
 3.7%
$700/wk on $997K
Units —
same for both

Ranking within WA

Lakelands Madora Bay
House price —
same for both
Income Higher than 57% of WA Higher than 85% of WA
Schools Higher than 70% of WA —
Walkability Higher than 81% 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 94% of WA Higher than 99% of WA
Rental yield (houses) Higher than 44% of WA Higher than 17% of WA

Liveability

Madora Bay is more walkable (75 vs 42); Madora Bay scores higher overall (74 vs 58).

Lakelands Madora Bay
Grade B A
Score 58/100 74/100
Socio-economic band mid-range socio-economic
decile 4/10
 advantaged area
decile 8/10

Risk profile

Madora Bay carries more bushfire risk (21 vs 0); Lakelands carries more crime risk (69 vs 41).

Lakelands Madora Bay
Bushfire None
0/100
 Low
21/100
Crime Moderate
69/100
 Moderate
41/100
Flood None
0/100
same for both
Coastal erosion None
0/100
 Low
28/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Lakelands Madora Bay
Inside the suburb 3 2
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 2 1

Schools in Lakelands

  • Lakelands Primary School Government · Primary above peers
  • Coastal Lakes College Government · Secondary below peers
  • Mandurah Baptist College Independent · Combined below peers

Schools in Madora Bay

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

Amenities in the suburb

Lakelands Madora Bay
Supermarkets 2 0
Cafes & restaurants 5 0
Parks & reserves 0 3
Childcare 8 4
GPs 1 0
Pharmacies 1 0
Fuel stations 1 0

Mobility

Lakelands Madora Bay
Walkability score 42/100 75/100
Distance to Perth 64 km 65.3 km
+2% vs other
Drive time (normal traffic) 52 min 55 min
Public transport score 93/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 126.0
7-9am + 5-7pm
 52.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.6%
postcode 6180
 0.7%
postcode 6210
Rooftop solar per 100 dwellings 94
postcode 6180
 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.

Lakelands Madora Bay
Car (driver) 78.5% / 76.7%
Lakelands — Car (driver): 78.5% Madora Bay — Car (driver): 76.7%
Worked from Home 6.7% / 9.1%
Lakelands — Worked from Home: 6.7% Madora Bay — Worked from Home: 9.1%
Car (passenger) 6.4% / 5.9%
Lakelands — Car (passenger): 6.4% Madora Bay — Car (passenger): 5.9%
Train 3.0% / 4.3%
Lakelands — Train: 3.0% Madora Bay — Train: 4.3%
Bus 3.4% / 2.7%
Lakelands — Bus: 3.4% Madora Bay — Bus: 2.7%

Bars are drawn against the largest share shown (78.5%).

Setting

Lakelands Madora Bay
Elevation 3 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 2.4 km
2.4 km to a named beach
 569 m
564 m to a named beach

NBN connectivity

Lakelands Madora Bay
Connectivity score 85/100 100/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 69%
2,422 premises
 100%
1,859 premises

Climate

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

Council rates

Lakelands Madora Bay
Average residential rate $2,186/yr
same for both
Council Mandurah
same for both

Federal electorate

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

First Home Owner Grant

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

Tags

Lakelands

Coastal Easy Commute Family Large Blocks Transport Hub

Madora Bay

Beach Coastal Family Large Blocks Quiet

More comparisons

Other comparisons with Lakelands

Lakelands vs Meadow Springs Lakelands vs Singleton Lakelands vs Karnup Lakelands vs Parklands Lakelands vs Stake Hill

Other comparisons with Madora Bay

Madora Bay vs Meadow Springs Madora Bay vs Singleton Madora Bay vs Karnup Madora Bay vs San Remo
Full data on Lakelands 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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