Dundowran
Ninety-seven percent of Dundowran's dwellings are separate houses, with 57.1% having four or more bedrooms, making it one of the most detached-dominant, large-lot suburbs in Queensland's Fraser Coast region. The suburb's population of 1,085 has grown 36% since 2011, driven by net internal migration of 126 people per year, which classifies its gentrification stage as Active. Household income sits at the 40th percentile nationally, below the state median, yet the IER decile 8 indicates above-average economic resources, because 40.1% of residents own their homes outright with no mortgage. The median age of 42 is 2 years above the national figure, and the suburb carries an aging-trajectory signal as the senior share has risen 7.3 points over the decade.
Population
1,085
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,403/wk
DAs (12 months)iDevelopment Applications lodged in the past year
17
Median House
$434K
Estimated from rent (2025)
The estimated median house price of $434,000 is well below the Queensland state median, reflecting Dundowran's affordability compared to coastal and metro markets. Monthly mortgage repayments average $1,452, producing a mortgage-to-income ratio of 23.9%, which is comfortably below the 30% stress threshold. The housing stock skews large: 57.1% of dwellings have four or more bedrooms and 97% are separate houses, so buyers looking for a family-sized detached home on a generous block will find strong supply here. Outright owners at 40.1% outnumber the national rate significantly, suggesting many long-term holders. Semi-detached or unit options are minimal at 3%, so buyers who need a smaller format should expect limited choice.
For Buyers
The estimated median house price of $434,000 is well below the Queensland state median, reflecting Dundowran's affordability compared to coastal and metro markets. Monthly mortgage repayments average $1,452, producing a mortgage-to-income ratio of 23.9%, which is comfortably below the 30% stress threshold. The housing stock skews large: 57.1% of dwellings have four or more bedrooms and 97% are separate houses, so buyers looking for a family-sized detached home on a generous block will find strong supply here. Outright owners at 40.1% outnumber the national rate significantly, suggesting many long-term holders. Semi-detached or unit options are minimal at 3%, so buyers who need a smaller format should expect limited choice.
For Investors
The rental market in Dundowran is thin. Only 17.4% of residents rent, compared to the national average, making it an owner-occupier dominated suburb with limited tenant demand depth. Weekly rent of $360 against the $434,000 median price implies a gross yield near 4.3%, reasonable for a regional market. The vacancy rate of 6.4% is elevated and signals that rental supply already exceeds current demand. Net internal migration of 126 people per year points to sustained inbound demand that could tighten vacancies over time. Development activity is modest at 7 applications in the past 12 months, suggesting limited new supply pressure. Investors should weigh the population growth momentum against the current oversupply signal in the rental segment.
Development Activity
Total DAs
27
Last 12 Months
17
YoY ChangeiYear-over-year change in DA lodgements
+466.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Dundowran has a median age of 42, which is 2.0 years above the national figure, and the demographic trajectory is toward further aging, with the senior share rising 7.3 points and the working-age share falling 3.5 points over the decade. Overseas-born residents at 16.3% are 5.3 points below the national average, reflecting a predominantly locally-born population. Ancestry is heavily Anglo-Celtic, led by English (513 residents), Scottish (140), and Irish (108). Average household size of 2.8 is 0.3 above the national figure, consistent with the prevalence of larger family homes. University qualifications at 19.0% are 11.1 points below national, indicating a predominantly trade and service-sector workforce. Volunteering runs at 14.3%, and couples with children represent the largest family type at 375 households.
Age Distribution
Bedrooms
Dwelling Structure
97.0%
Houses
3.0%
Townhouse
N/A
Apartment
Tenure
The housing stock in Dundowran is almost exclusively detached: 97% separate houses and only 3% semi-detached, with no recorded apartments. Large homes dominate, with 57.1% of dwellings having four or more bedrooms and 34% having three bedrooms. Tenure is split between outright owners at 40.1%, mortgage holders at 42.5%, and renters at just 17.4%, which is well below the national renter share. The affordability trend is improving, with the affordability ratio moving from 64.0% in 2011 to 56.5% in 2021. Monthly mortgage repayments of $1,452 and rent of $360 per week keep housing costs manageable relative to local incomes, with mortgage-to-income at 23.9% and rent-to-income at 25.7%, both below the 30% stress threshold. This below-national affordability is a key reason the suburb draws internal migrants.
Mortgage / mo
$1,452
Rent / wk
$360
HH Size
2.8
Personal Income / wk
$612
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.4%
Unoccupied
25
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.9%
Community Profile
Ancestry
Household Composition
30.4%
Couples, no children
886
Total families
Economy & Employment
Healthcare is the dominant employer in Dundowran, accounting for 29.3% of employed residents (79 workers), which is far above its national share of the workforce. Education follows at 11.5% (31 workers), then Construction at 8.5% (23), with Retail and Public Admin each at 7.0%. By occupation, Community and Personal service workers lead at 90, followed by Professionals at 67 and Clerical/Admin at 59. The unemployment rate of 6.2% is above the national average, and the participation rate of 50.1% is low, partly explained by the aging population with 345 residents not in the labour force. The SEIFA IEO score sits at decile 4, below the national average for education and occupational status, while the IER decile 8 indicates that household asset holdings are above average despite lower wage incomes.
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
62.4%
Part-time
31.4%
Participation
50.1%
Employed
394
Occupations
Top Industries
University
19.0%
Postgraduate
3.4%
Born Overseas
16.3%
Dwellings
368
Transport to Work
Car dependency is very high in Dundowran, with 89.7% of residents driving to work, compared to the national average, reflecting the lack of public transport in this outer Fraser Coast suburb. Walking and cycling account for just 2.9% of commutes. No schools are recorded within the suburb boundary, so families rely on facilities in nearby Hervey Bay. Detailed crime statistics are not available for Dundowran. The IRSAD decile of 5 places the suburb at the national midpoint for relative advantage and disadvantage, meaning residents face neither concentrated advantage nor deprivation. Rent-to-income at 25.7% and mortgage-to-income at 23.9% are both below the 30% stress threshold, suggesting financial stress from housing costs is below the national average. About 9.5% of residents require some form of daily assistance, which is above the typical rate for a suburb of this age profile.
Drive
89.7%
Public Transport
N/A
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+2.21%/yr
(+138 people/yr)
EstablishedDundowran is growing faster than its size suggests. The annual population growth rate of 2.21% adds around 138 persons per year, and the 10-year change stands at 24.1%. Forecast population is projected to reach 7,064 by 2031 under the medium scenario, extending the current trajectory. Internal migration is the primary engine, with a net annual inflow of 126 residents, while overseas migration adds 24 per year. The gentrification stage is rated Active, with signals including population growth of 36% since 2011 and an accelerating internal migration share moving from 8% to 26%. Rents have grown 25% over the recent period, and real income growth of 15.1% means residents are earning more in real terms, supporting the ability to sustain higher housing costs. Affordability has improved over the decade, making continued inward migration likely.
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 compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dundowran a good suburb to live in?
Dundowran suits families who want a large detached home at below-state-median prices. The $434,000 estimated median house price and a mortgage-to-income ratio of 23.9% make purchase costs manageable. The suburb scores at the national midpoint on the IRSAD disadvantage index (decile 5), and 40.1% of residents own their homes outright, indicating a settled community. The main limitation is high car dependency, with 89.7% driving to work and no recorded schools within the suburb.
What is the median house price in Dundowran?
The estimated median house price is $434,000, based on rental market data from 2025. Weekly rent averages $360 and monthly mortgage repayments average $1,452. The mortgage-to-income ratio of 23.9% is below the 30% stress threshold, making Dundowran more affordable than many Queensland coastal markets.
What schools are in Dundowran?
No schools are recorded within the Dundowran suburb boundary in this dataset. Families rely on schools in neighbouring Hervey Bay suburbs. The local population has 19.0% university-qualified residents, which is 11.1 points below the national average, reflecting a workforce concentrated in trades, healthcare, and community services.
Is Dundowran safe?
Detailed crime statistics are not available for Dundowran at the suburb level. As an indirect indicator, the suburb scores decile 5 on the IRSD index of relative disadvantage, placing it at the national midpoint. Only 9.5% of its 1,085 residents require daily assistance, and the vacancy rate of 6.4% suggests a stable, owner-occupied community where 40.1% own their homes outright.
Is Dundowran good for property investment?
The investment case is mixed. Gross rental yield near 4.3% (rent $360/week, median $434,000) is reasonable for a regional market, but the vacancy rate of 6.4% is elevated, indicating current oversupply in the rental segment. Net internal migration of 126 people per year and 2.21% annual population growth point to improving demand over time. Rents have grown 25% over the recent period, supporting a positive long-term rent trajectory.
How is Dundowran's population changing?
Dundowran has grown 24.1% over the past 10 years and is adding around 138 residents per year at a 2.21% annual growth rate. Population is forecast to reach 7,064 by 2031 under the medium scenario. Internal migration is the primary driver at 126 net arrivals per year. The demographic trajectory is aging, with the senior share rising 7.3 points and the working-age share falling 3.5 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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