Eumundi
A median age of 45, five years above the national figure, combined with a 51.9% share of four-bedroom-or-larger homes tells the Eumundi story quickly: families and older owner-occupiers settled into large detached houses on 23 square kilometres of Sunshine Coast hinterland. With household income at the 73.9th percentile nationally and an IER decile of 9, the suburb punches well above average on economic resources despite a modest population of 2,504. Gentrification reads Active, supported by a 41% population increase since 2011 and net internal migration of 160 people per year, both significant drivers of above-trend demand.
Population
2,504
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,967/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$585K
Estimated from rent (2025)
The median house price is estimated at $585,000, and 97.4% of dwellings are separate houses, so buyers are almost exclusively choosing detached family homes. The bedroom profile skews large: 51.9% of dwellings have four or more bedrooms and only 9.1% have two bedrooms, which concentrates supply at the family-sized end. Monthly mortgage repayments average $2,000, and mortgage-to-income sits at 23.5%, below the 30% stress threshold, meaning even at the median price point the debt load is manageable compared to most coastal markets. Outright owners make up 40.0% of households while mortgage holders account for 45.8%, a split that shows a mix of long-settled and recently arrived buyers rather than a speculative-investor-driven market.
For Buyers
The median house price is estimated at $585,000, and 97.4% of dwellings are separate houses, so buyers are almost exclusively choosing detached family homes. The bedroom profile skews large: 51.9% of dwellings have four or more bedrooms and only 9.1% have two bedrooms, which concentrates supply at the family-sized end. Monthly mortgage repayments average $2,000, and mortgage-to-income sits at 23.5%, below the 30% stress threshold, meaning even at the median price point the debt load is manageable compared to most coastal markets. Outright owners make up 40.0% of households while mortgage holders account for 45.8%, a split that shows a mix of long-settled and recently arrived buyers rather than a speculative-investor-driven market.
For Investors
The rental market is thin: only 14.2% of households rent, well below the national average, and weekly rent averages $480. Against a $585,000 median, that implies a gross yield near 4.3%, reasonable for a hinterland location. The 6.6% vacancy rate is elevated and warrants caution, as it signals that rental stock is harder to fill than in tighter coastal suburbs. Net internal migration of 160 people per year and overseas arrivals of 73 per year sustain underlying demand, and the Active gentrification stage combined with 31.1% population growth over the decade signals that the suburb's profile is still shifting upward. Development activity was just 11 applications in the past 12 months, confirming supply remains constrained.
Development Activity
Total DAs
47
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
-45.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Eumundi iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Eumundi State School
Prep-6 · 578 students
Demographics
The median age of 45 is five years higher than the national figure, and the demographic trajectory confirms this is deepening: the senior share rose 3.7 points while the working-age share fell 2.3 points over the decade. University qualifications reach 35.1% of residents, which is 5.0 percentage points above the national figure, reflecting the Professionals (292) and Managers (175) who dominate the local occupation mix. Overseas-born residents account for 23.0%, which is 1.4 points above national. Ancestry is predominantly Anglo-Celtic, led by English (1,107 residents), Scottish (340) and Irish (316). Average household size of 2.8 is 0.3 above the national average, consistent with the large-home, family-household character.
Age Distribution
Bedrooms
Dwelling Structure
97.4%
Houses
1.2%
Townhouse
0.8%
Apartment
Tenure
The ownership profile is owner-heavy: 40.0% own outright and 45.8% carry a mortgage, with only 14.2% renting. This tenure structure, where mortgage holders outnumber outright owners, reflects the surge of new arrivals since 2011 who are still paying down debt on recently purchased properties. Separate houses account for 97.4% of all dwellings, with semi-detached at 1.2% and apartments at just 0.8%, meaning Eumundi is among the most detached-house-dominant suburbs in Queensland. The bedroom distribution skews four-plus at 51.9%, compared to a three-bedroom share of 35.9%, confirming that larger family homes define the stock. The $585,000 median house price and a monthly mortgage of $2,000 produce a mortgage-to-income ratio of 23.5%, comfortably below the national stress threshold.
Mortgage / mo
$2,000
Rent / wk
$480
HH Size
2.8
Personal Income / wk
$784
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.6%
Unoccupied
59
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.5%
Community Profile
Ancestry
Household Composition
30.4%
Couples, no children
2,077
Total families
Economy & Employment
Healthcare is the dominant employer at 19.8% of local workers (163 people), ahead of Construction at 12.9% (106) and Education at 11.3% (93). Professional and Technical services at 10.1% (83 workers) ranks fourth, reflecting the above-national university graduate share. By occupation, Professionals (292) and Managers (175) make up the top two groups, with Community and Personal Service workers (153) in third place. The unemployment rate is 4.1% and the full-time employment rate is 55.9%, though the participation rate of 53.6% is moderate, partly because the older median age of 45 leaves 628 residents not in the labour force. The IRSAD decile of 6 and IRSD decile of 6 indicate middle-range socioeconomic conditions overall, but the IER decile of 9 confirms residents hold strong economic resources relative to the national population.
Unemployment
3.7%
Labour Force
7,321
Unemployed
269
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.9%
Part-time
40.0%
Participation
53.6%
Employed
1,033
Occupations
Top Industries
University
35.1%
Postgraduate
7.5%
Born Overseas
23.0%
Dwellings
834
Transport to Work
Car dependence is extreme: 90.1% of residents drive to work and only 0.4% use public transport, the lowest public transport share found in most hinterland suburbs, reflecting the rural road network rather than urban density. Walking and cycling account for 4.1% of trips, modest but higher than the car-dependent norm. The IRSAD decile of 6 positions Eumundi as a mid-range suburb nationally, while the IER decile of 9 confirms residents have strong economic resources. Housing stress is low: rent-to-income sits at 24.4% and mortgage-to-income at 23.5%, both below the 30% stress threshold. The volunteering rate of 18.8% is strong for a suburb this size, and only 5.1% of residents (118 people) need daily assistance, consistent with a healthy, established community. No schools are recorded within the suburb boundary, so families rely on institutions in neighbouring areas.
Drive
90.1%
Public Transport
0.4%
Walk / Cycle
4.1%
Work from Home
N/A
Population Forecast
+2.01%/yr
(+276 people/yr)
EstablishedPopulation growth runs at 2.01% per year, adding roughly 276 people annually, which is fast for a suburb of 2,504. Over the past decade, the population grew 31.1% and the broader SA2 area rose from 13,124 in 2023 to 13,729 in 2025. Medium forecasts project the SA2 reaching approximately 15,238 by 2031 at this trajectory. The primary driver is internal migration at a net 160 people per year, supplemented by 73 overseas arrivals annually. The gentrification score of 49 places Eumundi in the Active stage, with signals including a 41% population increase since 2011 and an accelerating share of higher-income households. Real income growth of 20.7% over the decade and improving affordability from 57.8% in 2011 to 52.8% in 2021 further support the upward trend.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+73
Net Internal / yr
+160
Gentrification Signal
Active
Population +41% since 2011, Net internal migration +160/yr, Accelerating: 11% → 27%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Eumundi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Eumundi a good suburb to live in?
Eumundi ranks at IER decile 9 nationally, meaning residents hold strong economic resources relative to most Australians. Household income sits at the 73.9th percentile. Housing stress is low, with mortgage-to-income at 23.5% and rent-to-income at 24.4%. The main trade-off is near-total car dependence, with 90.1% driving to work and only 0.4% using public transport.
What is the median house price in Eumundi?
The median house price is estimated at $585,000 based on 2025 rent data. Monthly mortgage repayments average $2,000, producing a mortgage-to-income ratio of 23.5%, which is below the 30% stress threshold. Weekly rent averages $480, implying a gross yield near 4.3% for investors.
What schools are in Eumundi?
No schools are recorded within the Eumundi suburb boundary in this dataset. Families rely on schools in neighbouring Sunshine Coast hinterland suburbs. Despite this, Eumundi has a high education profile, with 35.1% of residents holding university qualifications, which is 5.0 percentage points above the national figure.
Is Eumundi safe?
Detailed crime statistics are not available for Eumundi in this dataset. As indirect indicators, the suburb scores IRSD decile 6 nationally and only 5.1% of its 2,504 residents need daily assistance. The low-density, owner-dominant housing profile, with 40.0% owning outright and just 14.2% renting, is broadly consistent with a stable, low-turnover community.
Is Eumundi good for property investment?
The 14.2% renter share and 6.6% vacancy rate signal a thin and somewhat soft rental market, so yield-focused investors should apply caution. Weekly rent of $480 against a $585,000 median gives a gross yield near 4.3%. Active gentrification, 2.01% annual population growth and constrained supply of just 11 development applications in 12 months support the medium-term capital growth case.
How is Eumundi's population changing?
Population is growing at 2.01% per year, adding about 276 people annually. The decade-long increase reached 31.1%. Net internal migration of 160 people per year is the primary driver, supplemented by 73 overseas arrivals annually. Medium forecasts project the broader SA2 area reaching around 15,238 residents by 2031, up from 13,729 in 2025.
What types of homes are in Eumundi?
Separate houses dominate at 97.4% of all dwellings, with apartments at just 0.8% and semi-detached at 1.2%. The bedroom profile skews large: 51.9% of dwellings have four or more bedrooms and 35.9% have three bedrooms. This makes Eumundi one of the most detached-house-dominant suburbs in Queensland, suited to families rather than apartment 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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