Dundowran Beach
At a median age of 51, Dundowran Beach sits 11 years above the national figure, making it one of QLD's most conspicuously aging coastal enclaves. Yet the population has grown 24.1% over 10 years, driven almost entirely by internal migration averaging 126 arrivals per year. Every dwelling is a separate house, a 100% detached rate rare anywhere in the country, and 53.4% of owners hold their home outright with no mortgage, well above national norms. Household income sits at the 57.2nd percentile nationally, placing the suburb firmly in the middle of the income distribution despite its coastal character and aging, relatively settled resident base.
Population
2,299
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,651/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$512K
Estimated from rent (2025)
The median house price is $512,000, estimated from 2025 rental data, with weekly rent of $418 and monthly mortgage repayments around $1,764. The mortgage-to-income ratio sits at 24.7%, below the 30% stress threshold, meaning housing costs are manageable relative to local incomes. Stock is 100% separate houses, so buyers face no apartment trade-off, but also no cheaper entry point. Bedroom mix skews large: 68.9% of dwellings have 4 or more bedrooms and 28.0% have 3, compared to much more mixed profiles in city suburbs. Outright ownership at 53.4% is high, indicating long-tenure residents rather than active turnover, which tends to suppress listing volumes and keep prices supported over time.
For Buyers
The median house price is $512,000, estimated from 2025 rental data, with weekly rent of $418 and monthly mortgage repayments around $1,764. The mortgage-to-income ratio sits at 24.7%, below the 30% stress threshold, meaning housing costs are manageable relative to local incomes. Stock is 100% separate houses, so buyers face no apartment trade-off, but also no cheaper entry point. Bedroom mix skews large: 68.9% of dwellings have 4 or more bedrooms and 28.0% have 3, compared to much more mixed profiles in city suburbs. Outright ownership at 53.4% is high, indicating long-tenure residents rather than active turnover, which tends to suppress listing volumes and keep prices supported over time.
For Investors
The rental market is thin: only 7.4% of dwellings are rented, far below the national average, leaving a very limited tenant pool. Weekly rent of $418 against a $512,000 median implies a gross yield around 4.2%, reasonable for a regional coastal suburb. The vacancy rate of 6.1% is elevated and signals excess supply relative to rental demand, so investors should price vacancy carefully into cashflow. Development activity is minimal at 4 applications in 12 months, limiting new supply pressure. Internal migration of 126 people per year supports steady demand, and population is forecast to reach 6,926 by 2030 under the medium scenario, growing from 6,235 in 2025. Rent grew 25.0% over the period, above many comparable regional markets.
Development Activity
Total DAs
14
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
Demographics
The median age of 51 is 11 years above the national figure, and the trajectory is firmly aging: the senior share rose 7.3 points while the young adult share fell 3.5 points over the decade. Ancestry is strongly Anglo-Celtic, led by English (1,120 residents), Scottish (256) and Irish (250), with German (164) also represented. Overseas-born residents account for 21.5% of the population, marginally below the national average. University qualifications reach 28.2%, which is 1.9 points below the national figure. Average household size of 2.6 is just above the national norm. Couples with no children make up 42.9% of families, consistent with the older, post-family-stage resident profile. Volunteering runs at 14.1%, reflecting a community with capacity to contribute.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Every one of the suburb's dwellings is a separate house, a 100% detached rate that distinguishes Dundowran Beach from most Australian suburbs where apartments and semi-detached stock typically account for 20-40% of supply. The ownership profile is settled: 53.4% own outright, 39.2% carry a mortgage and only 7.4% rent. Mortgage-to-income at 24.7% and rent-to-income at 25.3% both sit below the 30% stress threshold, so housing costs are not a pressure point for most residents. Bedroom sizes are above average nationally, with 68.9% of homes having 4 or more bedrooms. Vacancy at 6.1% is above typical coastal suburb norms, which tends to moderate both rent growth and resale price momentum in the short term.
Mortgage / mo
$1,764
Rent / wk
$418
HH Size
2.6
Personal Income / wk
$696
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.1%
Unoccupied
55
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.7%
Community Profile
Ancestry
Household Composition
42.9%
Couples, no children
1,993
Total families
Economy & Employment
Healthcare dominates local employment at 22.7% of workers (157 people), followed by Education at 15.9% (110) and Construction at 11.6% (80). Public Administration accounts for 9.8% and Retail 5.6%, rounding out the top five. By occupation, Professionals lead with 220 workers, ahead of Managers (133) and Community and Personal Service workers (130). The unemployment rate is 6.7%, above the national average, partly because the participation rate is only 48.0%, reflecting a large cohort of retired residents: 864 people are not in the labour force. Real incomes grew 15.1% over the decade. SEIFA scores show a split: the IER decile of 8 indicates above-average economic resources, while the IRSD and IRSAD both sit at decile 5, suggesting mid-range advantage overall.
Unemployment
2.6%
Labour Force
3,209
Unemployed
85
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.7%
Part-time
28.6%
Participation
48.0%
Employed
863
Occupations
Top Industries
University
28.2%
Postgraduate
6.6%
Born Overseas
21.5%
Dwellings
834
Transport to Work
Car dependence is very high: 93.1% of residents drive to work, with only 0.4% walking or cycling, and no public transport data recorded. This reflects the low-density coastal layout rather than a livability deficit, but it means a private vehicle is essential. No schools are recorded within the suburb boundary, so families rely on nearby Fraser Coast schools in the broader Hervey Bay area. The IRSAD decile of 5 places the suburb at the national median for advantage, neither notably disadvantaged nor privileged. Only 7.6% of residents (169 people) need daily assistance, low for a population with a median age of 51. Housing stress is absent on both measures: mortgage-to-income at 24.7% and rent-to-income at 25.3% both stay clear of the 30% threshold.
Drive
93.1%
Public Transport
N/A
Walk / Cycle
0.4%
Work from Home
N/A
Population Forecast
+2.21%/yr
(+138 people/yr)
EstablishedPopulation grew 24.1% over 10 years, reaching 6,235 in 2025, and annual growth runs at 2.21% adding around 138 people per year. Internal migration is the primary driver at 126 net arrivals annually, with overseas migration contributing 24. The medium forecast projects 6,926 residents by 2030 and 7,064 by 2031, sustained but not explosive growth. Gentrification scoring rates the suburb as Active, with signals including 36% population growth since 2011 and accelerating share of higher-income arrivals. Affordability improved from 64.0% in 2011 to 56.5% in 2021, a meaningful trend compared to many coastal QLD markets that moved the other direction. The aging trajectory, with senior share up 7.3 points, means future growth will likely be driven by retiree in-migration rather than family formation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+24
Net Internal / yr
+126
Gentrification Signal
Active
Population +36% since 2011, Net internal migration +126/yr, Accelerating: 8% → 26%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Dundowran Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dundowran Beach a good suburb to live in?
Dundowran Beach suits retirees and established families well. The median age is 51, housing stress is absent with mortgage-to-income at 24.7%, and 53.4% of owners hold their home outright. The trade-off is high car dependence at 93.1% and no schools recorded within the suburb boundary.
What is the median house price in Dundowran Beach?
The median house price is $512,000 based on 2025 estimates. Weekly rent averages $418 and monthly mortgage repayments run around $1,764. The mortgage-to-income ratio of 24.7% sits below the 30% stress threshold, making repayments manageable relative to local incomes.
What schools are in Dundowran Beach?
No schools are recorded inside the Dundowran Beach boundary. With a population of 2,299 and a median age of 51, the suburb has a limited school-age cohort. Families access schools in the broader Hervey Bay area. University qualifications are held by 28.2% of residents, just below the national figure.
Is Dundowran Beach safe?
Crime statistics are not available for Dundowran Beach in this dataset. As a proxy, the suburb sits at IRSAD decile 5, at the national median for advantage, and only 7.6% of its 2,299 residents need daily assistance. The settled ownership profile, with 53.4% owning outright, is generally associated with lower neighbourhood turnover and stability.
Is Dundowran Beach good for property investment?
Weekly rent of $418 against a $512,000 median implies a gross yield around 4.2%, reasonable for a coastal regional suburb. However, the vacancy rate of 6.1% is elevated and the rental pool is thin at just 7.4% of dwellings. Internal migration of 126 people per year supports demand, and rent grew 25.0% over the measurement period.
How is Dundowran Beach's population changing?
Population grew 24.1% over 10 years to 6,235 in 2025, with annual growth at 2.21% adding about 138 people per year. Internal migration drives growth at 126 net arrivals annually. The medium forecast projects 6,926 residents by 2030. The suburb is aging, with the senior share up 7.3 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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