Dodges Ferry
A vacancy rate of 21.0% in a suburb where 99.6% of homes are separate houses tells the real story of Dodges Ferry: this is a coastal lifestyle enclave that absorbs sea-change buyers without generating the rental churn of a typical commuter belt. Median house prices reached $720,000 in 2026, up from $660,500 in 2024, while the long-run CAGR since 1996 sits at 7.7% over 30 years. The population of 2,646 has a median age of 43, which is 3.0 years above the national figure, and the suburb scores IRSAD decile 3, placing it in the lower-advantage tier compared to most Australian suburbs.
Population
2,646
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,412/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$720K
YTD 2026
The median house price reached $720,000 in 2026, rising from $660,500 in 2024 and $719,500 in 2025. That 30-year CAGR of 7.7% from the 1996 base of $78,000 signals durable capital growth, though buyers should note the current price sits at its peak rather than below it. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 21.3%, below the 30% stress threshold and indicating genuine affordability relative to local household income. The stock is almost entirely detached houses at 99.6%, so buyers face limited apartment alternatives. Three-bedroom homes dominate at 51.5%, with four-plus bedroom homes at 20.6%, making the suburb well suited to families or sea-change buyers seeking space.
For Buyers
The median house price reached $720,000 in 2026, rising from $660,500 in 2024 and $719,500 in 2025. That 30-year CAGR of 7.7% from the 1996 base of $78,000 signals durable capital growth, though buyers should note the current price sits at its peak rather than below it. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 21.3%, below the 30% stress threshold and indicating genuine affordability relative to local household income. The stock is almost entirely detached houses at 99.6%, so buyers face limited apartment alternatives. Three-bedroom homes dominate at 51.5%, with four-plus bedroom homes at 20.6%, making the suburb well suited to families or sea-change buyers seeking space.
For Investors
Rental conditions at Dodges Ferry are mixed. Weekly rent of $340 is lower than most comparable coastal Tasmanian markets, and the 21.0% vacancy rate is high, signalling more supply than tenant demand at current rent levels. Only 17.7% of dwellings are rented, which is low nationally, because most homes are owner-occupied. Net internal migration averages 42 residents a year and overseas migration adds 27, giving a balanced demand base that supports long-run owner demand more than rental demand. Rent grew 46.7% over the decade, substantially outpacing income growth of 15.6%, which compresses affordability for tenants and may eventually push vacancy lower. Investors targeting capital growth over yield will find the 30-year CAGR of 7.7% more compelling than the current rental income.
Schools in Dodges Ferry iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Dodges Ferry Primary School
K-6 · 533 students
Demographics
The median age of 43 sits 3.0 years above the national average, consistent with the aging-trajectory signal: the senior share has risen 6.8 points and the working-age share has dropped 2.5 points over the decade. Ancestry is predominantly Anglo-Celtic, led by English (1,186), Irish (306) and Scottish (251), reflecting a low overseas-born share of 9.5%, which is 12.1 percentage points below the national figure. University qualifications reach 26.9%, which is 3.2 points below national, while average household size of 2.4 is marginally below the national average. Couples with children (707) slightly outnumber couples without children (647), but the overall demographic direction points toward an older, settled owner profile rather than a young-family growth suburb.
Age Distribution
Bedrooms
Dwelling Structure
99.6%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Ownership rates are strong: 34.9% own outright and 47.4% are on a mortgage, while only 17.7% rent. This 82.3% owner-occupier share is high compared to most Australian suburbs and reflects the lifestyle-buyer base. The stock is almost uniformly detached houses at 99.6%, with no meaningful apartment or semi-detached component. Three-bedroom dwellings account for 51.5% of homes, four-plus for 20.6%, and two-bedroom for 23.5%. Prices have climbed from $660,500 in 2024 to $720,000 in 2026, reaching the 30-year peak. Mortgage stress sits at 21.3% of income, well below the 30% threshold, and rent-to-income of 24.1% keeps tenants outside stress territory. The trough price of $63,000 in 1999 against today's $720,000 illustrates the scale of long-run appreciation.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$340
HH Size
2.4
Personal Income / wk
$775
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
21.0%
Unoccupied
273
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.3%
Community Profile
Ancestry
Household Composition
32.2%
Couples, no children
2,009
Total families
Economy & Employment
Healthcare is the largest employing industry at 19.0% (164 workers), followed by Construction at 16.0% (138), Education at 13.4% (116), Public Administration at 9.8% (85) and Professional/Tech at 7.4% (64). By occupation, Professionals lead with 229 workers, followed by Community/Personal service at 179 and Clerical/Admin at 158. The unemployment rate is 5.1%, modestly above the national average, and the participation rate of 57.4% is relatively low, partly because 689 residents are not in the labour force, reflecting the older age profile. Real incomes grew 15.6% over the decade. The suburb scores SEIFA IRSD decile 4 and IRSAD decile 3, ranking in the lower third nationally on both relative disadvantage and advantage measures.
Unemployment
4.6%
Labour Force
4,723
Unemployed
216
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.6%
Part-time
37.3%
Participation
57.4%
Employed
1,179
Occupations
Top Industries
University
26.9%
Postgraduate
6.1%
Born Overseas
9.5%
Dwellings
1,028
Transport to Work
Car dependency is high: 88.5% of residents drive to work, while only 2.1% use public transport, lower than state and national averages, reflecting the suburban coastal setting without strong public transit links. Walking and cycling account for 2.8% of commutes. No schools are recorded within the Dodges Ferry boundary, so families commute to neighbouring areas for education. The suburb scores IRSAD decile 3, ranking in the lower-advantage tier nationally, though housing stress indicators are benign: mortgage-to-income at 21.3% and rent-to-income at 24.1% both sit below stress thresholds. Volunteering is strong at 17.8% of residents, and only 4.7% (116 people) need daily assistance. The high owner-occupier share of 82.3% produces a stable, low-turnover community, with 80.9% of residents remaining in the same address over the census period.
Drive
88.5%
Public Transport
2.1%
Walk / Cycle
2.8%
Work from Home
N/A
Population Forecast
+1.63%/yr
(+149 people/yr)
EstablishedPopulation has grown 20.4% over the past decade, and the suburb shows early signs of gentrification with a gentrification score of 24 and signals including a 27% population increase since 2011. Annual growth currently runs at 1.63%, adding around 149 persons per year. The medium forecast projects the broader SA2 area reaching 10,055 by 2031, driven by a balanced mix of internal migration (42 net arrivals per year) and overseas migration (27 per year). Rent growth of 46.7% over the decade is notably faster than real income growth of 15.6%, suggesting that affordability pressures are building even though mortgage stress remains below threshold. Affordability has shifted from 44.4% in 2011 to 45.8% in 2021, a stable but slightly deteriorating trend.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+27
Net Internal / yr
+42
Gentrification Signal
Early signs
Population +27% since 2011, Accelerating: 6% → 20%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Dodges Ferry compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dodges Ferry a good suburb to live in?
Dodges Ferry suits owner-occupier lifestyle buyers looking for coastal living with lower housing stress. The mortgage-to-income ratio of 21.3% is well below the 30% stress threshold, and 82.3% of residents own their home. Trade-offs include IRSAD decile 3, ranking in the lower-advantage tier nationally, limited public transport at 2.1% usage, and no schools recorded within the suburb boundary.
What is the median house price in Dodges Ferry?
The median house price reached $720,000 in 2026, up from $660,500 in 2024. The 30-year CAGR from 1996 is 7.7%, with the original 1996 median at $78,000. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 21.3%.
What schools are in Dodges Ferry?
No schools are recorded inside the Dodges Ferry suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. University qualifications reach 26.9% among residents, which is 3.2 points below the national figure, suggesting most higher education is accessed outside the suburb.
Is Dodges Ferry safe?
Detailed crime rate data is not available for Dodges Ferry in this dataset. As an indirect indicator, 80.9% of residents stayed at the same address over the census period, suggesting a stable, settled community. Only 4.7% (116 residents) need daily assistance, and housing stress indicators are low, with mortgage-to-income at 21.3%.
Is Dodges Ferry good for property investment?
The long-run CAGR of 7.7% over 30 years is the strongest investment signal. However, the 21.0% vacancy rate is high and weekly rent of $340 produces a modest yield against the $720,000 median. Only 17.7% of dwellings are rented, limiting the tenant pool. Rent grew 46.7% over the decade, faster than income growth of 15.6%, which may support further rent increases.
How is Dodges Ferry's population changing?
Population grew 20.4% over the past decade and currently stands at 2,646, with annual growth of 1.63%, adding roughly 149 people per year. Growth is driven by balanced internal migration of 42 net arrivals and overseas migration of 27 per year. The demographic trajectory is aging, with the senior share rising 6.8 points and the median age of 43 sitting 3.0 years above national.
What is the vacancy rate in Dodges Ferry?
The vacancy rate is 21.0%, which is high compared to most suburbs and reflects the coastal lifestyle character of the area. Only 17.7% of dwellings are rented versus 82.3% owner-occupied. This elevated vacancy suggests more housing supply than active rental demand, which can limit rental yield for investors.
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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