Duffy
Household income in the 93.6th percentile nationally sets the financial baseline for Duffy, a suburb where 52.3% of residents hold university qualifications, which is 22.2 percentage points above the national figure. The population of 3,395 is spread across 2.8 square kilometres, giving a density of 1,214 people per km2, and 87.9% of dwellings are separate houses. Public Administration employs 36.7% of the local workforce, reflecting Duffy's position inside the ACT where the federal government is the dominant employer. The suburb sits in SEIFA decile 9 across all four indexes, placing it in the top 10% for both advantage and low disadvantage nationally.
Population
3,395
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,593/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$648K
Estimated from rent (2025)
The median house price of $648,000 is estimated from 2025 rental data, and with monthly mortgage repayments running $2,476, the mortgage-to-income ratio sits at 22.1%, comfortably below the 30% stress threshold. That affordability is notable for an ACT suburb where household income reaches $2,593 per week. The stock is overwhelmingly separate houses at 87.9%, and 51.9% of dwellings have four or more bedrooms, which makes Duffy well suited to families rather than investors seeking high-density units. Semi-detached dwellings account for 7.9% and apartments just 4.2%. Outright owners are 37.4% compared to 43.4% on a mortgage, which means new buyers are entering an established, owner-dominated market.
For Buyers
The median house price of $648,000 is estimated from 2025 rental data, and with monthly mortgage repayments running $2,476, the mortgage-to-income ratio sits at 22.1%, comfortably below the 30% stress threshold. That affordability is notable for an ACT suburb where household income reaches $2,593 per week. The stock is overwhelmingly separate houses at 87.9%, and 51.9% of dwellings have four or more bedrooms, which makes Duffy well suited to families rather than investors seeking high-density units. Semi-detached dwellings account for 7.9% and apartments just 4.2%. Outright owners are 37.4% compared to 43.4% on a mortgage, which means new buyers are entering an established, owner-dominated market.
For Investors
The rental market in Duffy is thin, with only 19.2% of dwellings rented and a vacancy rate of 5.1%, which is above the typical 3% threshold that signals tight conditions for landlords. Weekly rent averages $445, giving a gross yield estimate well below 4% against the $648,000 median. Net overseas migration of 32 people a year supports some demand while internal migration runs at negative 17 annually, a net balanced position. Development activity is low, with only 4 applications lodged in the past 12 months, all alterations or ancillary structures rather than new dwellings, consistent with an established, slow-growth suburb. The 10-year population growth of 4.7% and a modest annual addition of 17 residents indicate limited rental demand uplift ahead.
Development Activity
Total DAs
21
Last 12 Months
4
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Duffy iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Duffy Primary School
K-6 · 374 students
Demographics
The median age of 39 is 1.0 year below the national average, yet the demographic trajectory is aging, with the senior share rising 4.1 points and the young share falling 4.0 points over the decade. University qualifications reach 52.3%, which is 22.2 percentage points above the national figure, and this aligns with a workforce dominated by Professionals (559 workers) and Managers (376). The overseas-born share of 21.1% is 0.5 points below the national average, and ancestry is heavily Anglo-Celtic: English (1,297), Irish (459) and Scottish (416) lead by a large margin. Average household size is 2.7, slightly above the national figure, consistent with the high proportion of couples with children at 1,266 families out of 2,836 total. The volunteering rate of 22.4% is a marker of community engagement.
Age Distribution
Bedrooms
Dwelling Structure
87.9%
Houses
7.9%
Townhouse
4.2%
Apartment
Tenure
Owner-occupiers dominate: 37.4% own outright and 43.4% hold a mortgage, leaving just 19.2% as renters. That 80.8% owner-occupancy rate is well above the national norm and supports price stability. The stock tilts heavily toward large family homes, with 51.9% of dwellings having four or more bedrooms and 39.8% with three bedrooms, so two-bedroom and smaller properties are rare at under 10% combined. Separate houses are 87.9% of dwellings, versus a national figure where apartments typically account for a much larger share. The mortgage-to-income ratio of 22.1% and rent-to-income of 17.2% both sit below stress benchmarks, which is unusual given ACT income levels and signals genuine housing affordability relative to income here.
Mortgage / mo
$2,476
Rent / wk
$445
HH Size
2.7
Personal Income / wk
$1,251
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
66
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.9%
Couples, no children
2,836
Total families
Economy & Employment
Public Administration employs 36.7% of the Duffy workforce, the single dominant sector, compared to a national average where this industry accounts for a small fraction of employment. Professional and Technical services follow at 13.1%, Healthcare at 12.5%, and Education at 10.4%, producing a workforce concentrated in knowledge and public sector roles. By occupation, Professionals (559) and Managers (376) together represent most of the employed population. The unemployment rate is 4.2% and the full-time employment rate is 69.5%, with 1,134 full-time workers. All four SEIFA indexes sit at decile 9: IRSD 1083, IRSAD 1108, IEO 1125 and IER 1082, indicating high advantage and low disadvantage consistently across education, economic resources and general socioeconomic conditions.
Unemployment
3.8%
Labour Force
1,942
Unemployed
74
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.5%
Part-time
26.3%
Participation
62.4%
Employed
1,631
Occupations
Top Industries
University
52.3%
Postgraduate
18.7%
Born Overseas
21.1%
Dwellings
1,224
Transport to Work
Car dependency is high at 85.0% of commuters driving, with only 4.2% using public transport and 3.6% walking or cycling. This is typical of ACT outer suburban areas where distances to the city centre favour driving. The IRSAD decile of 9 places Duffy in the top 10% for advantage nationally, and the IEO decile of 9 confirms strong education and occupation outcomes relative to the rest of Australia. Housing stress is low by both measures: rent-to-income at 17.2% and mortgage-to-income at 22.1% both sit below the 30% stress threshold. No schools are recorded within the suburb boundary in this dataset, so families rely on neighbouring suburbs. The need-for-assistance rate of 5.0% covers 165 residents, which is modest given the median age of 39.
Drive
85.0%
Public Transport
4.2%
Walk / Cycle
3.6%
Work from Home
N/A
Population Forecast
+0.48%/yr
(+17 people/yr)
EstablishedPopulation growth is slow and steady, with 0.48% annual growth adding about 17 people per year. The 10-year population change of 4.7% classifies Duffy as an established suburb with limited expansion ahead. Medium forecasts project growth from 3,483 in 2026 to 3,569 by 2031. Overseas migration averages positive 32 per year while internal migration runs at negative 17, giving a balanced net outcome. The demographic shift toward an older profile is the clearest structural change, with the senior share up 4.1 points over the decade while working-age share fell 1.4 points. Rent growth over the period reached 19.0% and real income growth was 4.9%, so housing costs have risen faster than incomes though the gentrification score of 6 places the suburb in the not gentrifying category.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+32
Net Internal / yr
-17
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Duffy compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Duffy a good suburb to live in?
Duffy ranks in SEIFA decile 9 across all four indexes, placing it in the top 10% nationally for advantage and low disadvantage. Household income sits in the 93.6th percentile nationally and 52.3% of residents hold university qualifications, which is 22.2 points above the national figure. Housing costs are low relative to income, with mortgage-to-income at 22.1%.
What is the median house price in Duffy?
The median house price in Duffy is estimated at $648,000 based on 2025 rental data. Weekly rent averages $445 and monthly mortgage repayments run about $2,476. At a household income of $2,593 per week, the mortgage-to-income ratio is 22.1%, well below the 30% stress benchmark.
What schools are in Duffy?
No schools are recorded within the Duffy suburb boundary in this dataset. Families rely on schools in neighbouring ACT suburbs. Despite the absence of local schools, the suburb's education profile is strong, with 52.3% of residents holding university qualifications, which is 22.2 percentage points above the national average.
Is Duffy safe?
Detailed crime statistics are not available for Duffy in this dataset. As an indirect indicator, the suburb scores SEIFA decile 9 on the IRSD index of relative disadvantage nationally, placing it in the top 10% for low disadvantage. Only 5.0% of residents, around 165 people, require daily assistance, consistent with a low-disadvantage area.
Is Duffy good for property investment?
The investor case is cautious. The 5.1% vacancy rate exceeds the 3% threshold that signals tight rental conditions, and the thin renter base of 19.2% limits tenant pool depth. Weekly rent of $445 against a $648,000 median implies a low gross yield. Annual population growth of 0.48% and only 4 development applications in 12 months signal a slow-growth, stable rather than high-return market.
How is Duffy's population changing?
Duffy is growing slowly at 0.48% per year, adding about 17 residents annually. The 10-year population change was 4.7% and medium forecasts project the population rising from 3,483 in 2026 to 3,569 by 2031. The profile is aging, with the senior share up 4.1 points and the young share down 4.0 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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