Madora Bay at a glance
6,009
People
$965,000
Median sale
$661/wk
Median rent
3.56%
Suburb gross yield
Median sale from 87 recorded sales (last 12 months) — a Districts calculation.
WA › Madora Bay › Abercrombie Rise
$1,400,000
For sale
Asking
4
Bedrooms
2
Bathrooms
3
Car spaces
678 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$1,400,000
Asking · $2,065/m² of land
No recorded sale for this property.
Madora Bay at a glance
6,009
People
$965,000
Median sale
$661/wk
Median rent
3.56%
Suburb gross yield
Median sale from 87 recorded sales (last 12 months) — a Districts calculation.
Vs Madora Bay
+45.1%
Median sale
Suburb $965,000
-1.10 pp
Gross yield
Suburb 3.56%
Suburb median $965,000 from 87 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$67,141 on top of the price (4.8% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Western Australia schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Pre-filled with Madora Bay's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
WAWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 678 m² — that is not official geometry. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $661/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded for this property. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Gross yield if leased at the suburb aggregate is 2.5%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
1 of 10 questions answered so far
Development optionality of this lot
UnknownWA full cadastre is not free for commercial use. Lot optionality cannot be computed from official geometry. Listed land size is 678 m² — that is not official geometry.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Madora Bay at a glance
6,009
People
$965,000
Median sale
$661/wk
Median rent
3.56%
Suburb gross yield
Median sale from 87 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Cocolane Real EstateUltimate Beachside Family Entertainer - Just 100m to the Beach!
Karen Bryant from Cocolane Real Estate is delighted to welcome you to 22 Abercrombie Rise, Madora Bay...
Perfectly positioned just a 100-metre stroll from the pristine sands of Madora Bay Beach and directly across from a park, this impressive family residence offers the ultimate coastal lifestyle, where morning walks along the shoreline, relaxed afternoons by the pool and effortless entertaining become part of everyday life.
Set on a huge 678 sqm block, this stunning home has been thoughtfully designed for space, comfort and versatility. With multiple living zones spread throughout the home, there is room for the entire family to enjoy their own space while still coming together in the heart of the home.
Inside, you'll discover a well-considered floorplan featuring multiple living areas including lounge, theatre, family and games rooms, along with a private study ideal for those working from home. The centrepiece of the home is the enormous chef's kitchen with stone benchtops, extensive storage and generous bench space, perfectly positioned to overlook the open-plan living and dining areas.
Large bi-fold doors open from the living space to the outdoor entertaining area, creating a seamless connection between indoor and outdoor living and allowing the home to truly come alive when entertaining.
Step outside and you'll discover where this property truly shines. The backyard has been designed as a private resort-style retreat, featuring a large alfresco entertaining area overlooking a sparkling solar-heated swimming pool with a beautiful stone waterfall feature, a relaxing spa, and a fantastic poolside games pavilion complete with a built-in bar and separate wc. It's the perfect setting for weekend gatherings, summer barbecues and long afternoons spent relaxing with family and friends.
Practicality has also been carefully considered, with a triple garage offering extra height and length, drive-through access, and ample parking for a boat or caravan, making it perfect for those who love the coastal lifestyle.
With its generous proportions, incredible entertaining spaces and unbeatable beachside location, this home represents a rare opportunity to secure one of the most versatile family homes currently available in beautiful Madora Bay.
Property Features You'll Love:
• Huge family home on a 678sqm block
• Spacious master suite featuring double basins and a spa bath
• Multiple living areas including lounge, family room, games room and theatre room
• Private home office/study
• Enormous chef's kitchen with stone benchtops
• Feature high ceilings throughout
• Karndean vinyl plank flooring
• Bi-fold doors opening from the living area to the outdoor entertaining
• Stunning solar-heated concrete swimming pool with stone waterfall feature
• Above-ground spa perfect for relaxing
• Fantastic poolside games pavilion complete with built-in bar and WC
• Store room behind games room
• Large under-main-roof alfresco plus additional gazebo entertaining space
• Triple garage with extra height and length plus shopper's entry
• Wood fire heating for cosy winter evenings
• Ducted reverse cycle air-conditioning plus additional split system
• 5.5kW solar panel system
• Solar hot water with gas and electric backup
• Fibre NBN connected with structured data cabling
• Security screens, sensor lights and window locks
• Fully reticulated gardens with low-maintenance landscaping
• Exposed aggregate driveway and paths
A Location You'll Love:
Madora Bay is one of Mandurah's most sought-after coastal communities, loved for its relaxed lifestyle and beautiful natural surroundings. From here you can enjoy morning walks along the beach, coffee at the nearby surf club café and the convenience of parks, schools and shopping just minutes away. The owners particularly love the friendly neighbourhood, quiet streets and the easy walk to the beach and local park, where locals often gather with their dogs and enjoy the coastal lifestyle together. Living here truly feels like being on holiday every day.
This rare beachside home ticks all the boxes for relaxed, happy family living, offering incredible space, amazing entertaining areas, and a location that is simply hard to beat.
For more information or to arrange a private inspection, contact exclusive Agent, Karen Bryant from Cocolane Real Estate today on 0438 817 887 - where signature service meets standout results.
Karen Bryant
Cocolane Real Estate
Director | Sales | Licensee
0438 817 887
karen.bryant@cocolanere.com.au
DISCLAIMER: Every effort has been made to ensure the accuracy of the information provided. However, neither the Agent, the client, nor their representatives guarantee its correctness. Interested parties are encouraged to conduct their own enquiries and verify all details. The information provided is not intended to form part of any contract.
Listing description written by Karen Bryant, Cocolane Real Estate — reproduced as published, not verified by Districts.
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