Garbutt
Two numbers define Garbutt: a $312,000 median house price that sits far below the Queensland average, and an IRSAD decile of 2, placing it among the most disadvantaged 20% of suburbs nationally. These two facts are connected. The suburb is renter-majority at 57.1%, household income lands at the 16.7th percentile nationally, and the vacancy rate of 13.5% signals persistent softness in demand. With a population of 2,309 and a median age of 42, two years above national, Garbutt is also on an aging trajectory, having lost 6.8% of its population over the past decade.
Population
2,309
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,082/wk
DAs (12 months)iDevelopment Applications lodged in the past year
4
Median House
$312K
Estimated from rent (2025)
At a median house price of $312,000, Garbutt sits well below Queensland and national medians, making it one of the more accessible entry points in the Townsville market. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 27.7%, below the 30% stress threshold, so repayments are manageable relative to local incomes. The stock is predominantly separate houses at 66.5%, with semi-detached dwellings at 32.1% and apartments at just 0.8%. Three-bedroom homes account for 43.9% of dwellings, followed by two-bedroom at 27.9%. Outright owners represent only 18.1% of residents compared to the 24.8% carrying mortgages, which reflects how recent and financially stretched many purchases are in a low-income area.
For Buyers
At a median house price of $312,000, Garbutt sits well below Queensland and national medians, making it one of the more accessible entry points in the Townsville market. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 27.7%, below the 30% stress threshold, so repayments are manageable relative to local incomes. The stock is predominantly separate houses at 66.5%, with semi-detached dwellings at 32.1% and apartments at just 0.8%. Three-bedroom homes account for 43.9% of dwellings, followed by two-bedroom at 27.9%. Outright owners represent only 18.1% of residents compared to the 24.8% carrying mortgages, which reflects how recent and financially stretched many purchases are in a low-income area.
For Investors
A 57.1% renter share is one of the highest you will encounter in suburban Queensland, giving landlords a broad potential tenant pool. Weekly rent averages $220, and rent-to-income at 20.3% remains below stress levels, suggesting tenants can sustain payments. However, the 13.5% vacancy rate is a serious caution flag, indicating substantial oversupply relative to demand. Overseas migration adds about 41 residents per year to the broader area while internal migration removes only 12, a modest positive driver. Development activity is low at 3 applications in the past 12 months. Population has been declining at 0.15% annually, down 6.8% over the decade, which limits the capital growth case. Returns here rest on yield rather than price appreciation.
Development Activity
Total DAs
4
Last 12 Months
4
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 Garbutt iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Garbutt State School
Prep-6 · 78 students
Demographics
The median age of 42 is 2 years above the national figure, and the senior share grew 4.7 points over the decade while the young adult share fell 2.1 points, confirming an aging trajectory. Overseas-born residents make up 17.3% of the population, which is 4.3 points below the national average, reflecting a predominantly locally-born community. Ancestry is Anglo-Celtic, led by English (801), Irish (265) and Scottish (201). University qualifications reach only 17.9%, which is 12.2 points below the national figure, consistent with the IEO decile 5 education ranking. The average household size of 2.0 is 0.5 below national, pointing to a mix of singles, couples without children and smaller units. About 12.4% of residents volunteer, and 10.6% need daily assistance.
Age Distribution
Bedrooms
Dwelling Structure
66.5%
Houses
32.1%
Townhouse
0.8%
Apartment
Tenure
Tenure in Garbutt skews heavily toward renting: 57.1% of residents rent, 24.8% carry a mortgage and 18.1% own outright, a split that is far more renter-concentrated than national averages. The outright ownership rate of 18.1% is notably low, reflecting the low-income base and limited wealth accumulation in an area at the 16.7th income percentile. Separate houses dominate at 66.5%, with semi-detached at 32.1% and apartments almost absent at 0.8%. Three-bedroom homes make up 43.9% of dwellings and two-bedroom 27.9%, while 4-plus bedroom homes account for only 10.5%. The vacancy rate of 13.5% is elevated, suggesting that rental stock exceeds current tenant demand, which keeps downward pressure on rents at $220 per week.
Mortgage / mo
$1,300
Rent / wk
$220
HH Size
2.0
Personal Income / wk
$643
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.5%
Unoccupied
155
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Ancestry
Household Composition
27.8%
Couples, no children
1,305
Total families
Economy & Employment
Healthcare is the largest employing sector at 20.9% of workers (118 residents), followed by Public Administration at 15.0% (85) and Construction at 10.3% (58). By occupation, Community and Personal Services workers (173) outnumber Professionals (147), Labourers (104), Machinery and Drivers (93) and Managers (90), a pattern consistent with a service-sector economy below the national wage curve. The unemployment rate of 9.6% is well above typical urban levels, and the labour force participation rate of 48.7% is low, with 719 residents not in the labour force. The SEIFA IRSD decile of 2 and IRSAD decile of 2 both place Garbutt among the most disadvantaged 20% of suburbs nationally, while the IER decile of 1 indicates very limited economic resources.
Unemployment
10.1%
Labour Force
3,466
Unemployed
349
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.7%
Part-time
23.7%
Participation
48.7%
Employed
868
Occupations
Top Industries
University
17.9%
Postgraduate
3.5%
Born Overseas
17.3%
Dwellings
980
Transport to Work
Car dependence in Garbutt is extreme: 83.6% of residents drive to work, compared to 5.5% who walk or cycle and just 1.2% who use public transport, one of the lowest public transport rates in Queensland. No schools are recorded within the suburb boundary, so families rely on institutions in neighbouring areas. Crime statistics are not available in this dataset. The IRSAD decile of 2 and IRSD decile of 2 both indicate that Garbutt sits in the bottom 20% for relative disadvantage nationally. Rent-to-income at 20.3% is below the stress threshold, which means everyday affordability for renters is reasonable despite the area's broader economic challenges. The volunteering rate of 12.4% and need-for-assistance rate of 10.6% reflect a community with moderate civic engagement and higher-than-average care needs.
Drive
83.6%
Public Transport
1.2%
Walk / Cycle
5.5%
Work from Home
N/A
Population Forecast
-0.15%/yr
(-10 people/yr)
EstablishedGarbutt's population has fallen 6.8% over the past decade, and the current annual trend of minus 0.15% (roughly 10 fewer residents per year) shows no sign of reversal. Medium forecasts project the broader SA2 population declining from about 6,605 in 2025 to around 6,437 by 2031. Overseas migration is the sole positive driver, adding a net 41 residents annually, partially offsetting an internal outflow of 12 per year. The gentrification score of 8 places the suburb in the not-gentrifying category, which is unsurprising given IRSAD decile 2 with no upward mobility signals. On a positive note, affordability has improved: the rent-to-income ratio fell from 36.8% in 2011 to 30.5% in 2021, and real incomes grew 6.7% over the period.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+41
Net Internal / yr
-12
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Garbutt compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Garbutt a good suburb to live in?
Garbutt offers genuine affordability, with a $312,000 median house price and rent at $220 per week, keeping rent-to-income at 20.3%. The trade-offs are significant: IRSAD decile 2 places it in the bottom 20% for advantage nationally, unemployment runs at 9.6%, and car ownership is almost essential with only 1.2% using public transport.
What is the median house price in Garbutt?
The median house price in Garbutt is $312,000, well below Queensland and national medians. Weekly rent averages $220 and monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 27.7%, below the standard 30% stress threshold.
What schools are in Garbutt?
No schools are recorded within the Garbutt suburb boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population has a university qualification rate of 17.9%, which is 12.2 points below the national average, reflecting a lower overall education attainment base.
Is Garbutt safe?
Crime statistics are not available for Garbutt in this dataset. As a proxy indicator, the suburb scores IRSD decile 2 on the index of relative disadvantage, placing it in the bottom 20% nationally, which is generally associated with higher crime risk. About 10.6% of residents (212 people) need daily assistance, above typical suburban rates.
Is Garbutt good for property investment?
The 57.1% renter share and $220 weekly rent offer yield potential, but the 13.5% vacancy rate signals significant oversupply. Population declined 6.8% over the decade and annual growth is minus 0.15%, limiting capital growth. Development is minimal at 3 applications in 12 months. The investment case is yield-focused, not growth-focused.
How is Garbutt's population changing?
Garbutt's population has fallen 6.8% over the past 10 years, with the annual trend at minus 0.15%, or about 10 fewer residents per year. Overseas migration adds a net 41 residents annually and partly offsets an internal outflow of 12 per year. Medium forecasts project continued slow decline through 2031, with the suburb's aging trajectory accelerating as the senior share grew 4.7 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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