Duncraig
Detached family housing defines Duncraig: 91.9% of dwellings are separate houses and 68.8% have 4 or more bedrooms. The suburb houses 15,982 people at a median age of 42, with household income in the 90.5th percentile nationally. Compared with coastal Hillarys and inland Greenwood, it reads as a high-income, school-centred family area rather than a beach or apartment market, because ownership, larger homes and strong school access dominate the local pattern.
Population
15,982
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,394/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Duncraig is strongest for buyers seeking space and school access rather than apartment choice. Separate houses make up 91.9% of homes, apartments only 1.8%, and 68.8% of dwellings have 4 or more bedrooms, so downsizers and first-home buyers face a narrower stock mix. Mortgage costs average $2,208 per month and sit at 21.3% of income, below stress settings, while household income ranks at the 90.5th percentile nationally. The trade-off is that 45.5% of homes carry a mortgage, keeping competition active among family buyers.
For Buyers
Duncraig is strongest for buyers seeking space and school access rather than apartment choice. Separate houses make up 91.9% of homes, apartments only 1.8%, and 68.8% of dwellings have 4 or more bedrooms, so downsizers and first-home buyers face a narrower stock mix. Mortgage costs average $2,208 per month and sit at 21.3% of income, below stress settings, while household income ranks at the 90.5th percentile nationally. The trade-off is that 45.5% of homes carry a mortgage, keeping competition active among family buyers.
For Investors
Duncraig is a defensive rental market rather than a high-churn investor suburb. Only 12.2% of households rent, well lower than many middle-ring areas, because 42.3% own outright and 45.5% are mortgaged owner-occupiers. Weekly rent is $460 and vacancy is 4.9%, so income needs careful testing against the current rent level. The upside is demand depth from overseas migration at 233 net people a year and rent growth of 15.0%, while only 1 development approval in 12 months limits new local competition.
Development Activity
Total DAs
8
Last 12 Months
8
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 Duncraig iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Poynter Primary School
K-6 · 436 students
Davallia Primary School
K-6 · 553 students
St Stephen's School
PP-12 · 2137 students
Duncraig Primary School
K-6 · 459 students
Glengarry Primary School
K-6 · 396 students
Demographics
Duncraig skews older, educated and internationally connected. The median age is 42, which is 2.0 years above the national figure, while 44.0% hold a university qualification, 13.9 percentage points above national levels. Overseas-born residents make up 33.7%, 12.1 points above national, with English ancestry at 7,091 people plus Irish at 1,873 and Scottish at 1,787. Household size is 2.8, 0.3 above national, because the suburb has many established family homes and couples with children.
Age Distribution
Bedrooms
Dwelling Structure
91.9%
Houses
6.3%
Townhouse
1.8%
Apartment
Tenure
Housing in Duncraig is overwhelmingly owner-occupied and detached. Separate houses account for 91.9% of dwellings, compared with just 6.3% semi-detached homes and 1.8% apartments, so supply is tilted toward larger blocks and family floorplans. Ownership is high: 42.3% own outright and 45.5% have a mortgage, while 12.2% rent. A current suburb median sale price is unavailable, but affordability pressure appears contained because mortgage costs use 21.3% of income and rent uses 19.2%, both consistent with the no-stress flags.
Mortgage / mo
$2,208
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$460
Census 2021
HH Size
2.8
Personal Income / wk
$951
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.9%
Unoccupied
283
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.2%
Couples, no children
13,896
Total families
Economy & Employment
Duncraig has a high-income, white-collar economic base. Median weekly household income is $2,394, placing it in the 90.5th percentile nationally, with family income at $2,817 and personal income at $951. Healthcare employs 922 people, education 895, professional and tech 830, construction 576 and mining 436. Professionals number 2,522 and managers 1,244, which explains the strong SEIFA pattern: IER is decile 10, IRSD decile 10, IRSAD decile 9 and IEO decile 8. Unemployment is 4.6%, with participation at 62.5%.
Unemployment
1.7%
Labour Force
9,714
Unemployed
164
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.9%
Part-time
35.5%
Participation
62.5%
Employed
7,472
Occupations
Top Industries
University
44.0%
Postgraduate
10.4%
Born Overseas
33.7%
Dwellings
5,535
Transport to Work
Duncraig’s livability rests on schools, space and car-based access. Six local schools span ICSEA 1079 to 1128, above average, led by Poynter Primary School at 1128 with 436 students, Davallia Primary School at 1122 with 553, and Independent St Stephen's School at 1120 with 2,137. The mix includes Government and Independent options across primary, secondary and combined years. Transport is car-oriented, with 85.5% driving, 7.5% using public transport and 2.2% walking or cycling, while IRSAD decile 9 supports access to advantaged services.
Drive
85.5%
Public Transport
7.5%
Walk / Cycle
2.2%
Work from Home
N/A
Population Forecast
+0.5%/yr
(+88 people/yr)
EstablishedGrowth is steady rather than rapid. The forecast trend is 0.5% a year, equal to about 88 people annually, and the medium path moves from 17,163 people in 2026 to 17,601 in 2031. Migration is the main driver, led by overseas migration at 233 net people a year compared with only 6 from internal migration. The shift profile is aging: seniors rose 7.1 points while the working-age share fell 6.4 points. Gentrification is only at a score of 28 with an Early signs stage, so change is more renewal than wholesale reinvention.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+233
Net Internal / yr
+6
Gentrification Signal
Early signs
Population +10% since 2011, Strong overseas inflow +233/yr, Accelerating: -1% → 11%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Duncraig compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Duncraig a good suburb to live in?
Yes, Duncraig suits households wanting larger homes, strong schools and stable ownership. It has 91.9% separate houses, 6 local schools and household income in the 90.5th percentile nationally, although daily life is more car-dependent with 85.5% driving to work.
What is the median house price in Duncraig?
A current median house price for Duncraig is not available in the local figures. Buyers should compare recent settled sales, noting that the suburb is 91.9% separate houses and 68.8% of dwellings have 4 or more bedrooms, which shapes price comparisons.
What schools are in Duncraig?
Duncraig has 6 local schools with ICSEA values from 1079 to 1128. Key options include Poynter Primary School, Davallia Primary School, St Stephen's School, Duncraig Primary School, Glengarry Primary School and Duncraig Senior High School.
Is Duncraig safe?
No suburb-level crime rate is available for Duncraig, so a firm safety ranking is not possible. Its 15,982 residents include 42.3% outright owners, which points to a stable residential base, but buyers should still check recent WA Police local crime maps.
Is Duncraig good for property investment?
Duncraig is better suited to long-term, low-supply investing than high-yield speculation. Rent is $460 a week, renters are only 12.2% of households, vacancy is 4.9%, and just 1 development approval was recorded in 12 months.
How is Duncraig's population changing?
Duncraig is growing slowly, with a forecast trend of 0.5% a year or about 88 people annually. The medium population path rises from 17,163 in 2026 to 17,601 in 2031, driven mainly by overseas migration of 233 net people a year.
What languages are spoken in Duncraig?
English dominates, but Duncraig has a notable overseas-born share of 33.7%. Among recorded non-English languages, Mandarin has 77 speakers, German 74, Afrikaans 58, Italian 48 and French 40.
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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