Madora Bay vs Meadow Springs

In both, most households own their home and the large majority of homes are detached houses. In Madora Bay, most households are couple families. In Meadow Springs, about half of households are couple families. Houses cost more in Madora Bay: a median of $940,000, against $810,000 in Meadow Springs, and rent is higher there too. On these figures, Madora Bay tends to suit couples.

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

  • Madora Bay is already more of a family suburb (75% vs 67%)
  • Meadow Springs has more schools inside the suburb (5 vs 2)

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

  • Madora Bay has cheaper land ($520,000 vs $837,500)
  • Meadow Springs has cheaper houses ($810,000 vs $940,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

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

  • Madora Bay leaves renters under less rental stress (16% vs 21%)
  • Meadow Springs has a bigger rental market to choose from (26% vs 16%)

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

Commuting to the city

Madora Bay

ahead on the one thing that separates them

  • sits closer to the CBD (65.3 km vs 72.5 km)

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

Downsizers and retirees

Meadow Springs

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (12% vs 1%)
  • has more residents already 65 and over (20% vs 12%)

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

  • Madora Bay is growing faster (40.4% vs 11.8%)
  • Meadow Springs returns a higher gross yield on houses (4.2% vs 3.7%)

Weighs house yield and population growth.

Where they sit

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

Madora Bay Meadow Springs
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.

Madora Bay Meadow Springs
Walkability 75 / 68
Madora Bay — Walkability: 75/100 Meadow Springs — Walkability: 68/100
Safety 59 / 52
Madora Bay — Safety: 59/100 Meadow Springs — Safety: 52/100
Low fire risk 79 / 100
Madora Bay — Low fire risk: 79/100 Meadow Springs — Low fire risk: 100/100
Low flood risk 100 / 100
Madora Bay — Low flood risk: 100/100 Meadow Springs — Low flood risk: 100/100

Demographics

Meadow Springs has more residents (9,160 vs 3,830); Madora Bay has higher household incomes ($119,080 vs $86,008).

Madora Bay Meadow Springs
Population 3,830 9,160
+139% vs other
Population trend (2016 → 2021) +40.4% +11.8%
Median age 36 38
Median household income $119,080/yr
+28% vs other
 $86,008/yr
Median weekly rent $370/wk
+5% vs other
 $350/wk

Age profile

Share of residents in each band, 2021 Census.

Madora Bay Meadow Springs
0-4 6.8% / 7.1%
Madora Bay — 0-4: 6.8% Meadow Springs — 0-4: 7.1%
5-14 15.5% / 14.8%
Madora Bay — 5-14: 15.5% Meadow Springs — 5-14: 14.8%
15-19 6.6% / 5.6%
Madora Bay — 15-19: 6.6% Meadow Springs — 15-19: 5.6%
20-24 6.7% / 5.2%
Madora Bay — 20-24: 6.7% Meadow Springs — 20-24: 5.2%
25-34 11.8% / 12.7%
Madora Bay — 25-34: 11.8% Meadow Springs — 25-34: 12.7%
35-44 14.1% / 13.4%
Madora Bay — 35-44: 14.1% Meadow Springs — 35-44: 13.4%
45-54 14.2% / 11.3%
Madora Bay — 45-54: 14.2% Meadow Springs — 45-54: 11.3%
55-64 12.7% / 10.2%
Madora Bay — 55-64: 12.7% Meadow Springs — 55-64: 10.2%
65-74 8.1% / 8.8%
Madora Bay — 65-74: 8.1% Meadow Springs — 65-74: 8.8%
75-84 2.7% / 6.7%
Madora Bay — 75-84: 2.7% Meadow Springs — 75-84: 6.7%
85+ 0.8% / 4.0%
Madora Bay — 85+: 0.8% Meadow Springs — 85+: 4.0%

Bars are drawn against the largest share shown (15.5%).

Who lives together

Household composition, 2021 Census.

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%
Meadow Springs 49.3% couple families
Meadow Springs — Couple Families: 49.3% Meadow Springs — Lone Person: 29.2% Meadow Springs — One Parent Families: 17.5% Meadow Springs — Group Household: 3.0% Meadow Springs — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Madora Bay 15.7% renting
Madora Bay — Owned Outright: 24.7% Madora Bay — Mortgage: 59.6% Madora Bay — Renting: 15.7%
Meadow Springs 26.3% renting
Meadow Springs — Owned Outright: 25.3% Meadow Springs — Mortgage: 48.3% Meadow Springs — Renting: 26.3%
Owned outright Mortgage Renting

Qualifications

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

Madora Bay Meadow Springs
Certificate III & IV 19.5% / 18.3%
Madora Bay — Certificate III & IV: 19.5% Meadow Springs — Certificate III & IV: 18.3%
Bachelor Degree 10.3% / 7.7%
Madora Bay — Bachelor Degree: 10.3% Meadow Springs — Bachelor Degree: 7.7%
Advanced Diploma / Diploma 8.6% / 7.4%
Madora Bay — Advanced Diploma / Diploma: 8.6% Meadow Springs — Advanced Diploma / Diploma: 7.4%
Postgraduate Degree 2.0% / 1.5%
Madora Bay — Postgraduate Degree: 2.0% Meadow Springs — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate 1.6% / 1.2%
Madora Bay — Graduate Diploma / Certificate: 1.6% Meadow Springs — Graduate Diploma / Certificate: 1.2%

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.

Madora Bay Meadow Springs
England 13.1% / 10.6%
Madora Bay — England: 13.1% Meadow Springs — England: 10.6%
New Zealand 3.0% / 4.7%
Madora Bay — New Zealand: 3.0% Meadow Springs — New Zealand: 4.7%
South Africa 3.0% / 2.4%
Madora Bay — South Africa: 3.0% Meadow Springs — South Africa: 2.4%
Scotland 1.6% / 1.4%
Madora Bay — Scotland: 1.6% Meadow Springs — Scotland: 1.4%
Philippines 0.5% / 2.2%
Madora Bay — Philippines: 0.5% Meadow Springs — Philippines: 2.2%
India 0.7% / 1.6%
Madora Bay — India: 0.7% Meadow Springs — India: 1.6%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Madora Bay 98.8% houses
Madora Bay — Houses: 98.8% Madora Bay — Townhouses: 0.6% Madora Bay — Flats / Apartments: 0.5%
Meadow Springs 87.6% houses
Meadow Springs — Houses: 87.6% Meadow Springs — Townhouses: 12.2% Meadow Springs — Flats / Apartments: 0.2%
Houses Townhouses Flats / Apartments

Property market

Madora Bay Meadow Springs
Median house price $940,000 $810,000
Median unit price — $535,000
Median land price $520,000 $837,500
Typical days to sell (houses) 36 days
from 92 sales
 25 days
from 102 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.

Madora Bay Meadow Springs
3 bed $818K / $796K
Madora Bay — 3 bed: $818K (28 sales) Meadow Springs — 3 bed: $796K (41 sales)

28 vs 41 sales

4 bed $975K / $817K
Madora Bay — 4 bed: $975K (104 sales) Meadow Springs — 4 bed: $817K (113 sales)

104 vs 113 sales

5 bed $1.04M / $928K
Madora Bay — 5 bed: $1.04M (11 sales) Meadow Springs — 5 bed: $928K (7 sales)

11 vs 7 sales

Development activity

Madora Bay Meadow Springs
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.

Madora Bay Meadow Springs
Houses 3.7%
$700/wk on $997K
 4.2%
$680/wk on $849K
Units —
same for both

Ranking within WA

Madora Bay Meadow Springs
House price —
same for both
Income Higher than 85% of WA Higher than 50% of WA
Schools — Higher than 45% of WA
Walkability Higher than 92% of WA Higher than 89% of WA
Affordability —
same for both
EV adoption Higher than 65% of WA Higher than 64% of WA
NBN connectivity Higher than 99% of WA Higher than 97% of WA
Rental yield (houses) Higher than 17% of WA Higher than 36% of WA

Liveability

Madora Bay scores higher overall (74 vs 58).

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

Risk profile

Madora Bay carries more bushfire risk (21 vs 0).

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

Schools

Madora Bay Meadow Springs
Inside the suburb 2 5
Rated above peers 0 1
Rated at peers 0 2
Rated below peers 1
same for both

Schools in Madora Bay

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

Schools in Meadow Springs

  • Oakwood Primary School Government · Primary above peers
  • Frederick Irwin Anglican School Independent · Combined at peers
  • Meadow Springs Primary School Government · Primary at peers
  • Assumption Catholic Primary School Catholic · Primary below peers
  • Meadow Springs Education Support Centre Government · Primary · Special school

Amenities in the suburb

Madora Bay Meadow Springs
Supermarkets 0 1
Cafes & restaurants 0 1
Parks & reserves 3 2
Childcare 4 7
Pharmacies 0 1
Banks & Bank@Post 0 1
Fuel stations 0 2

Mobility

Meadow Springs sits further from the CBD (72.5 km vs 65.3 km).

Madora Bay Meadow Springs
Walkability score 75/100 68/100
Distance to Perth 65.3 km 72.5 km
+11% vs other
Drive time (normal traffic) 55 min 58 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 52.5
7-9am + 5-7pm
 133.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.7%
postcode 6210
same for both
Rooftop solar per 100 dwellings 62
postcode 6210
same for both

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.

Madora Bay Meadow Springs
Car (driver) 76.7% / 78.5%
Madora Bay — Car (driver): 76.7% Meadow Springs — Car (driver): 78.5%
Worked from Home 9.1% / 7.1%
Madora Bay — Worked from Home: 9.1% Meadow Springs — Worked from Home: 7.1%
Car (passenger) 5.9% / 6.6%
Madora Bay — Car (passenger): 5.9% Meadow Springs — Car (passenger): 6.6%
Train 4.3% / 3.4%
Madora Bay — Train: 4.3% Meadow Springs — Train: 3.4%
Bus 2.7% / 3.5%
Madora Bay — Bus: 2.7% Meadow Springs — Bus: 3.5%

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

Setting

Madora Bay Meadow Springs
Elevation 9 m
above sea level, at the suburb centre
 7 m
above sea level, at the suburb centre
Distance to the ocean 569 m
564 m to a named beach
 1.2 km
3.2 km to a named beach

NBN connectivity

Madora Bay Meadow Springs
Connectivity score 100/100 99/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
1,859 premises
 98%
3,639 premises

Climate

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

Council rates

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

Federal electorate

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

First Home Owner Grant

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

Tags

Madora Bay

Beach Coastal Family Large Blocks Quiet

Meadow Springs

Coastal Regional Centre

More comparisons

Other comparisons with Madora Bay

Madora Bay vs Lakelands Madora Bay vs Singleton Madora Bay vs Karnup Madora Bay vs San Remo

Other comparisons with Meadow Springs

Meadow Springs vs Greenfields Meadow Springs vs Mandurah Meadow Springs vs Lakelands Meadow Springs vs Silver Sands Meadow Springs vs San Remo Meadow Springs vs Parklands
Full data on Madora Bay Full data on Meadow Springs
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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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