A PerthNow report published on 8 November 2024 put rental vacancy at 2% in both Armadale and Mandurah, citing PropTrack. That was higher than the report’s 1.06% figure for Perth metro, but still below REIWA’s 2.5–3.5% range for a balanced rental market. These are dated figures—not current suburb-level readings.
What were the vacancy rates in Armadale and Mandurah?
PerthNow reported that PropTrack measured vacancy at 2% in Armadale and 2% in Mandurah in 2024. The same report put Perth metro vacancy at 1.06%. The local figures therefore suggested less constrained conditions in those two areas than across the metro at that time, but neither figure tells an individual renter whether a suitable home was available or affordable.
REIWA, quoted in the same story, described 2.5–3.5% vacancy as the typical range for a balanced rental market. The reported 2% in each locality was below that benchmark, so the headline’s “hope” meant a possible easing in competition—not a market already in balance. PerthNow’s 8 November 2024 report.
Are those rates still current?
No. The 2% figures are locality-specific readings reported in November 2024 and should not be presented as today’s vacancy rates. REIWA’s later figures are Perth-wide, not updates for Armadale or Mandurah.
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REIWA reported Perth-wide vacancy of 1.9% in August 2026, compared with 2.2% in July 2026 and 2.2% in August 2025. It had reported 2% for Perth in January 2025, saying the rate had last been at that level in June 2020. These figures provide context for the broader market, but cannot establish the current conditions in either suburb.
The providers and methods also differ. PropTrack supplied the 2024 figures attributed by PerthNow. REIWA calculates its vacancy rate from a survey of member rent rolls: vacant managed properties as a share of occupied and vacant rental properties. REIWA says results depend on the response sample and take two to three weeks after month-end to finalize. A comparison should therefore identify the provider, geography and reference period rather than treating the figures as one continuous series. REIWA’s Perth market data.
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Why did investor activity matter?
PropTrack senior economist Anne Flaherty said investor activity was one of the biggest factors behind rising vacancy, explaining that investor-owned properties are often put up for rent. In the story, she said: “That is positive for people looking to rent but negative for those looking to buy.”
This is an explanation of a supply-side contribution, not a measured estimate of how much investor activity caused vacancy to rise. The report did not quantify that effect. More rental listings can give renters more options, while the implications for buyers depend on factors beyond vacancy.
What else can loosen or tighten the rental market?
REIWA said Perth vacancy rose as rental demand moderated and completed investor new builds entered the market. Some tenants moved into those newly completed homes, freeing up existing rentals. In its January 2025 account, REIWA also pointed to more tenants sharing households and people buying homes or returning to live with family. These are contributing factors identified by REIWA, not a complete breakdown of the change. REIWA’s January 2025 account.
A higher metro vacancy rate does not mean conditions are equally easy everywhere. REIWA’s retrospective on 2025 said Perth vacancy remained at or above 2% through the year, while competition varied by suburb and remained high in some areas, particularly closer to the city. A renter’s prospects depend on local supply, the type of property sought and competition for that particular home—not just a metro average. REIWA’s 2025 market retrospective.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.What should renters and buyers take from the headline?
- For renters: The 2024 figures indicated somewhat more available rental stock in Armadale and Mandurah than the Perth metro average reported at the time. They do not establish current availability, rents or the odds of securing a home.
- For investors: Investor-owned homes entering the rental pool can add supply, but the reporting does not show the size of that effect or predict how vacancy will change.
- For buyers: The headline’s positive effect for renters is not a direct measure of purchase affordability or buyer competition.
REIWA chief executive Cath Hart described the market in the 2024 story as: “The market is transitioning towards balance but remains extremely tight at the moment.” That captures the distinction between a direction of change and a market that has already reached balance.
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