Currumbin Valley
A population of just 2,084 across 34.97 square kilometres sets Currumbin Valley apart from the Gold Coast's suburban density, averaging only 59.6 residents per km2. Household income sits in the 87.5th percentile nationally, yet the suburb occupies a rural footprint where 97.4% of dwellings are separate houses. The median age of 43 is 3.0 years above the national figure, reflecting a settled owner-occupier community where 43.9% own outright and only 14.0% rent. Over the past decade population grew 12.6%, while rent climbed 38.9%, faster than real income growth of 14.9%, flagging rising housing costs relative to past affordability.
Population
2,084
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,278/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median House
$664K
Estimated from rent (2025)
The median house price is estimated at $664,000, with monthly repayments around $2,500 and a mortgage-to-income ratio of 25.3%, below the 30% stress threshold. Household incomes rank in the 87.5th percentile nationally, giving buyers genuine capacity relative to repayments. The stock is overwhelmingly detached: 97.4% separate houses with just 1.1% apartments, so competition focuses tightly on houses. Bedroom counts skew large, with 52.5% of dwellings at 4 or more bedrooms and 30.7% at 3 bedrooms. Outright ownership at 43.9% signals a mature, long-held ownership base where turnover is low rather than speculative churn.
For Buyers
The median house price is estimated at $664,000, with monthly repayments around $2,500 and a mortgage-to-income ratio of 25.3%, below the 30% stress threshold. Household incomes rank in the 87.5th percentile nationally, giving buyers genuine capacity relative to repayments. The stock is overwhelmingly detached: 97.4% separate houses with just 1.1% apartments, so competition focuses tightly on houses. Bedroom counts skew large, with 52.5% of dwellings at 4 or more bedrooms and 30.7% at 3 bedrooms. Outright ownership at 43.9% signals a mature, long-held ownership base where turnover is low rather than speculative churn.
For Investors
Only 14.0% of dwellings are rented, and weekly median rent is $510, implying a gross yield around 4.0% against the $664,000 median. The vacancy rate of 6.2% is elevated, meaning rentals can sit longer than in denser suburbs. Net overseas migration averages 68 per year and internal migration adds 36, providing steady but modest demand. Development is minimal at just 1 application in 12 months, so new supply competition is negligible. Population is forecast to grow at 0.97% annually through 2031, supporting gradual price appreciation rather than rapid yield compression.
Development Activity
Total DAs
1
Last 12 Months
1
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Currumbin Valley iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Currumbin Valley State School
Prep-6 · 136 students
Demographics
The median age of 43 is 3.0 years above the national average, and the senior share rose 5.3 points over the decade while the working-age share fell 2.8 points. University qualifications reach 36.5%, which is 6.4 percentage points above the national figure. Ancestry is strongly Anglo-Celtic: English (947 residents), Irish (272) and Scottish (248) are the top three groups. Overseas-born residents at 19.0% sit 2.6 points below the national average, consistent with the suburb's settled local character. Average household size of 3.0 is 0.5 above national, reflecting couples with children as the dominant household type.
Age Distribution
Bedrooms
Dwelling Structure
97.4%
Houses
0.8%
Townhouse
1.1%
Apartment
Tenure
Owner-occupation defines the tenure split: 43.9% own outright and 42.0% carry a mortgage, leaving only 14.0% as renters, well below national renting rates. That pattern reflects long-term residents paying down debt rather than leveraging further. The stock is 97.4% separate houses, making this one of the most detached-house-dominant suburbs in the Gold Coast hinterland. Bedroom counts skew large, with 52.5% of homes at 4-plus bedrooms. Rent-to-income at 22.4% and mortgage-to-income at 25.3% both sit below stress thresholds, and SEIFA IRSD ranks at decile 8, above average nationally.
Mortgage / mo
$2,500
Rent / wk
$510
HH Size
3.0
Personal Income / wk
$778
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.2%
Unoccupied
43
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.3%
Community Profile
Ancestry
Household Composition
29.1%
Couples, no children
1,747
Total families
Economy & Employment
Healthcare leads employment at 17.2% of workers (124 residents), followed by Education at 15.4% (111) and Construction at 14.8% (107). By occupation, Professionals form the largest group at 272 and Managers follow at 176. Unemployment is 5.1% and the participation rate is 55.4%, below average because 562 residents are not in the labour force, consistent with the aging demographic. Real incomes grew 14.9% over the decade. The IER decile of 10 is the standout, placing the suburb in the top 10% nationally on economic resources, driven by high outright ownership and household income in the 87.5th percentile.
Unemployment
2.3%
Labour Force
4,458
Unemployed
103
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.8%
Part-time
38.1%
Participation
55.4%
Employed
882
Occupations
Top Industries
University
36.5%
Postgraduate
9.2%
Born Overseas
19.0%
Dwellings
659
Transport to Work
Car dependence is near-total: 90.2% drive to work and only 1.6% use public transport, reflecting the rural hinterland setting. Walking and cycling account for 3.7% of commutes, surprisingly high for a low-density area. The suburb ranks at IRSAD decile 8, above average nationally on combined advantage and disadvantage. Volunteering runs at 22.3%, well above most suburban benchmarks for a community of 2,084 people. Only 4.2% of residents need daily assistance, low given the older median age of 43. No schools are recorded within the suburb boundary, so families rely on Gold Coast centres for education.
Drive
90.2%
Public Transport
1.6%
Walk / Cycle
3.7%
Work from Home
N/A
Population Forecast
+0.97%/yr
(+79 people/yr)
EstablishedPopulation grew 12.6% over the decade to 2,084, and the trend continues at 0.97% annually, adding roughly 79 residents per year through 2031. Migration is balanced: net overseas arrivals average 68 per year and internal migration adds a net 36. The gentrification score of 5 classifies the suburb as not gentrifying, expected for an area already at high advantage. Rent grew 38.9% compared to real income growth of 14.9%, a 24-point gap that compressed affordability from 65.3% in 2011 to 64.2% in 2021. The trend is now classified as stable.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+68
Net Internal / yr
+36
Gentrification Signal
Not gentrifying
Population +14% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Currumbin Valley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Currumbin Valley a good suburb to live in?
Currumbin Valley ranks at IRSAD decile 8 nationally, above average on combined advantage and disadvantage. Household income sits in the 87.5th percentile, mortgage-to-income is 25.3% (below the stress threshold), and 43.9% own outright. Trade-offs include full car dependence, no schools in the suburb, and a median age of 43 trending older.
What is the median house price in Currumbin Valley?
The median house price is estimated at $664,000 (2025 estimate based on rental data). Monthly mortgage repayments average $2,500, giving a mortgage-to-income ratio of 25.3%. Weekly rent is $510 and the vacancy rate runs at 6.2%, above typical suburban markets.
What schools are in Currumbin Valley?
No schools are recorded inside the Currumbin Valley boundary. Families travel to surrounding Gold Coast suburbs for education. Despite this, 36.5% of residents hold university qualifications, which is 6.4 percentage points above the national figure.
Is Currumbin Valley safe?
Detailed crime statistics are not available for Currumbin Valley. As an indirect indicator, the suburb scores decile 8 on IRSD, placing it above average nationally on relative disadvantage measures. Only 4.2% of residents (about 83 people) need daily assistance and volunteering reaches 22.3%, consistent with a low-disadvantage community.
Is Currumbin Valley good for property investment?
The $510 weekly rent against a $664,000 median implies a gross yield around 4.0%, reasonable for acreage. The vacancy rate of 6.2% is elevated, meaning rentals can sit longer between tenants. Rent grew 38.9% over the past decade compared to income growth of 14.9%, supporting long-term capital appreciation. Population is forecast to grow at 0.97% annually through 2031.
How is Currumbin Valley's population changing?
Population grew 12.6% over the decade and sits at 2,084, adding about 79 residents per year at a 0.97% annual rate. Net overseas migration averages 68 per year and internal migration adds 36. The profile is aging, with the senior share up 5.3 points and the working-age share down 2.8 points over the decade.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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