Greenfields vs Madora BayTwo Mandurah suburbs compared for a home loan
Greenfields (WA 6210) is approximately 74 km south of the Perth CBD, east of the Mandurah city centre. Madora Bay (WA 6210) is approximately 66 km south of the Perth CBD, on the coast north of Mandurah. At the 2021 Census, Greenfields had 9,869 residents with a median age of 47, and Madora Bay had 3,830 residents with a median age of 36.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 1% of occupied dwellings in Greenfields and 0% in Madora Bay, while 24% of Greenfields households rented compared with 16% in Madora Bay. These differences matter for finance, because lenders assess apartments, strata buildings and houses on land differently.
Both suburbs are in the same state, so transfer duty is calculated on the same scale and the difference in upfront cost comes from the purchase price. The panel below applies that scale, and an estimate of lenders mortgage insurance, to the prices you enter.
WA 6210 · Peel region
Greenfields
Greenfields is a residential Mandurah suburb east of the city centre, named after a 1980 estate, with aged care residences and balanced tenure.
City of Mandurah. Approximately 74 km south of the Perth CBD, east of the Mandurah city centre.
Read the full Greenfields guideWA 6210 · Peel region
Madora Bay
Madora Bay is a coastal Mandurah suburb of large modern homes where 59 per cent of households carry a mortgage and no apartments exist.
City of Mandurah. Approximately 66 km south of the Perth CBD, on the coast north of Mandurah.
Read the full Madora Bay guide
What buying in Greenfields and Madora Bay would mean for the loan
The difference between two suburbs is usually a difference in price, and price drives the deposit, the transfer duty, any lenders mortgage insurance and the repayment. Enter the prices you are seeing and the panel works out each of those for Greenfields and Madora Bay.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
Enter a price for Greenfields to see the repayment, transfer duty and upfront cash.
Enter a price for Madora Bay to see the repayment, transfer duty and upfront cash.
Warning: The interest rate used here is an example only. It is not a comparison rate and is not a rate offered by any lender, and it does not include fees and charges. Different rates, terms, fees or loan amounts will give a different result.
Estimates only. Repayments assume a principal and interest loan at a constant rate, which is an assumption and not a current market rate. Transfer duty is indicative for established homes, first home buyer relief depends on eligibility, and upfront cash includes an allowance of $3,000 for conveyancing and inspections. Lenders mortgage insurance is an estimate and is added to the loan. A lender makes its own assessment.
Greenfields and Madora Bay: Census profile compared
Figures are from the 2021 Census, so rents, repayments and incomes have moved since. They are most useful for comparing one suburb with another and with Australia as a whole.
| Measure | Greenfields | Madora Bay |
|---|---|---|
| People and households | ||
| Residents | 9,869 | 3,830 |
| Median ageAustralia 38 | 47 | 36 |
| Average household sizeAustralia 2.5 | 2.3 | 2.9 |
| Median household income, weeklyAustralia $1,746 | $1,004 | $2,290 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $295 | $370 |
| Median mortgage repayment, monthlyAustralia $1,863 | $1,387 | $2,004 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 24% | 16% |
| Owned with a mortgageAustralia 35% | 34% | 59% |
| Owned outrightAustralia 31% | 31% | 24% |
| Types of home | ||
| Separate housesAustralia 72% | 78% | 99% |
| Townhouses, terraces and semi-detachedAustralia 13% | 22% | 1% |
| Flats and apartmentsAustralia 14% | 1% | 0% |
| Homes with two bedrooms or fewer | 17% | 3% |
| Homes with four bedrooms or more | 42% | 72% |
| Dwellings unoccupied on Census night | 9% | 13% |
Source: Australian Bureau of Statistics, 2021 Census (CC BY 4.0). Tenure shares exclude households that did not state their tenure. Dwelling shares are of occupied private dwellings.
Home loan considerations in Greenfields and Madora Bay
Lenders treat houses on land, townhouses and apartments differently, and some apply extra conditions to small apartments, high-density buildings or particular postcodes. These are the points each guide raises.
Greenfields
- First home buyers
- Downsizers
- Upgraders
- Investors
- Retirement village and lifestyle community tenure may not be standard residential security for a mortgage.
- Some lenders apply different maximum loan-to-value ratios to regional locations than to metropolitan Perth.
- Median weekly household income of $1,004 means serviceability usually binds before deposit.
- Older records may describe the area as Goegrup or Riverside Gardens, which affects sales research.
- Strata levies on the townhouse stock are counted in serviceability assessments.
Madora Bay
- Upgraders
- First home buyers
- Investors
- Outright ownership of 24.5 per cent with 59.1 per cent mortgaged makes budgets repayment sensitive.
- No flats and only eight townhouses were recorded, so low-maintenance housing is unavailable.
- Building insurance for a coastal property can differ in price and terms, and lenders require cover at settlement.
- Some lenders apply different maximum loan-to-value ratios to regional locations than to metropolitan Perth.
- Census figures date from 2021, before Lakelands station opened in June 2023.
Housing stock in Greenfields and Madora Bay compared
Greenfields
- Detached estate houses
- Separate houses numbered 3,144 at the 2021 Census, 77.6 per cent of occupied homes, from development after 1980.
- Townhouses and villa units
- At 887 dwellings, or 21.9 per cent of occupied homes, some associated with aged care and retirement accommodation.
- Three and four bedroom homes
- At the 2021 Census, 1,619 dwellings had three bedrooms and 1,488 had four.
Madora Bay
- Modern detached family homes
- Separate houses numbered 1,281 at the 2021 Census, 98.8 per cent of occupied homes, with no flats at all.
- Four and five bedroom homes
- At the 2021 Census, 821 dwellings had four bedrooms and 111 had five or more, against only 37 with two.
- Coastal outlook properties
- Homes nearer the shore carry outlook but also coastal hazard policy and marine maintenance considerations.
Official sale price and rent figures for Greenfields and Madora Bay
Only figures published free of charge by a government agency are shown. Where none is published the space is left empty rather than filled with an estimate. Each guide charts the full series.
Greenfields
No government agency publishes a free median sale price or rent series for Greenfields, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Madora Bay
No government agency publishes a free median sale price or rent series for Madora Bay, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Transport, schools and amenities in Greenfields and Madora Bay
Greenfields
Transport
- Mandurah Station (train)
- Route 598 (bus)
- Route 586 (bus)
- Pinjarra Road (road)
Amenities
- Greenfields recreation centre and oval
- Mandurah city centre
Madora Bay
Transport
- Lakelands Station (train)
- Mandurah Station (train)
- Transperth buses (bus)
- Mandurah Road (road)
Amenities
- Madora Bay beach
- Madora Bay local shops
- Mandurah city centre
School listings show name, level and sector only. Enrolment areas change, so confirm eligibility for a specific address with the school or the Western Australia education department.
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Request a free assessment: Greenfields or Madora Bay
An accredited mortgage broker can check your borrowing power against prices in Greenfields and Madora Bay, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.