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Mandurah vs Albany vs Ellenbrook — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $700kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Mandurah

    WA · 6210
    57Average
    Median
    $595k
    5y growth
    11.2%/yr
    GrowthGrowth-led, low cashflow

  2. Albany

    WA · 6330
    33Below trend
    Median
    $545k
    5y growth
    8.2%/yr
    BalancedThin market · ~1.4k residents

  3. Ellenbrook

    WA · 6069
    63Strong
    Median
    $595k
    5y growth
    11.8%/yr
    GrowthStable entry point

Metric breakdown

Each row scores 0–100 against a fixed benchmark. The leader on each row is highlighted.

Metric · weight
Mandurah
Albany
Ellenbrook
Capital growth (5y)
weight 22%
10011.2%/yr
828.2%/yr
10011.8%/yr
Rental yield
weight 13%
472.4%
623.1%
613.1%
Rental demand
weight 10%
502.0%
502.0%
701.2%
Population growth
weight 12%
10012.6%
10012.6%
10012.6%
Income growth
weight 12%
6015.0%
6015.0%
6416.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
1515% under cap
2222% under cap
1515% under cap
Supply tightening
weight 8%
40+2.0% YoY
40+2.0% YoY
70-4.0% YoY

Winner per dimension

Where each suburb leads the field, with the count of dimensions won.

  1. Mandurah

    0/8

    No outright lead on any single dimension.

  2. Albany

    2/8
    • Rental yield
    • Affordability

  3. Ellenbrook

    3/8
    • Rental demand
    • Income growth
    • Supply tightening

Why Mandurah

Growth-led, low cashflow

11.2%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.2%/yr
  • Population growth+12.6% (5y)
  • Income growth+15.0% (5y)
Risks
  • Thin gross yield (2.4%)
  • No major construction project in this state

Why Albany

Thin market · ~1.4k residents

population +12.6% (5y), 8.2%/yr capital growth.

Drivers
  • Population growth+12.6% (5y)
  • Capital growth8.2%/yr
  • Rental yield3.1%
  • Income growth+15.0% (5y)
Risks
  • Only 1,403 residents — illiquid, slow to sell
  • No major construction project in this state

Why Ellenbrook

Stable entry point

11.8%/yr capital growth, population +12.6% (5y).

Drivers
  • Capital growth11.8%/yr
  • Population growth+12.6% (5y)
  • Tight rentals1.2%
  • Supply tightening-4.0% YoY
Risks
  • No major construction project in this state