Garfield
With 94.1% of dwellings being separate houses and a median house price of $762,500, Garfield sits firmly in the detached-home, mortgage-belt archetype found across outer Gippsland corridor towns. The suburb spans 26.42 square kilometres yet holds only 2,114 residents, a density of 80 people per km2, well below the state average. An IER decile of 9 on economic resources stands in sharp contrast to an IEO decile of 4 on education and occupation, meaning residents are asset-rich relative to income-earning status nationally. Population grew 20.9% over the last decade and prices have risen 88.3% since 2013, both tracking above many comparable rural fringe markets.
Population
2,114
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,677/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$762K
Apr-Jun 2024
The median house price of $762,500 in April-June 2024 sits below the peak of $837,500 recorded in July-September 2023, a pullback of 9.0% from peak. Buyers entering now are 9% below that high-water mark. The stock is overwhelmingly detached houses at 94.1%, with 45.3% of homes having 4 or more bedrooms and 41.1% having 3, meaning the suburb skews toward family-sized properties. Monthly mortgage repayments average $1,800, and the mortgage-to-income ratio is 24.8%, comfortably below the 30% stress threshold. Since 2013, prices have risen from $405,000 to $762,500, a compound annual growth rate of 4.6% over 14 years. Ownership is strong: 51.8% are paying off a mortgage and 36.5% own outright, with only 11.7% renting, a much lower renter share than state norms.
For Buyers
The median house price of $762,500 in April-June 2024 sits below the peak of $837,500 recorded in July-September 2023, a pullback of 9.0% from peak. Buyers entering now are 9% below that high-water mark. The stock is overwhelmingly detached houses at 94.1%, with 45.3% of homes having 4 or more bedrooms and 41.1% having 3, meaning the suburb skews toward family-sized properties. Monthly mortgage repayments average $1,800, and the mortgage-to-income ratio is 24.8%, comfortably below the 30% stress threshold. Since 2013, prices have risen from $405,000 to $762,500, a compound annual growth rate of 4.6% over 14 years. Ownership is strong: 51.8% are paying off a mortgage and 36.5% own outright, with only 11.7% renting, a much lower renter share than state norms.
For Investors
The renter pool is thin at 11.7%, one of the smaller renter shares compared to metro suburbs, which limits rental demand breadth. Weekly rent sits at $330, and against the $762,500 median this implies a gross yield around 2.3%. The vacancy rate of 6.9% is elevated, meaning finding tenants can be competitive in the local market. Development activity is low with only 3 planning applications in the past 12 months, and recent applications lean toward agricultural structures rather than new residential lots. Migration drivers are balanced: net internal migration averages 42 a year and overseas migration adds 30, supporting a stable but not rapid demand uplift. The investment case for Garfield rests primarily on the 88.3% price appreciation since 2013 and ongoing population growth rather than rental yield.
Development Activity
Total DAs
7
Last 12 Months
3
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 Garfield iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Garfield Primary School
Prep-6 · 130 students
Demographics
The median age is 39, one year below the national figure, and the profile skews toward families, with 49.1% of families being couples with children. Average household size of 2.8 is 0.3 above the national average, consistent with the family-oriented demographic. Overseas-born residents account for 10.5% of the population, 11.1 percentage points below the national figure, reflecting a predominantly Australian-born community. Ancestry is heavily Anglo-Celtic: English (816), Irish (265) and Scottish (199) are the top three, with Dutch (99) as a notable fourth group. University qualification rates of 19.7% are 10.4 points below national, in line with trade and manual worker representation, where Construction alone accounts for 20.8% of employment. The suburb's aging trajectory (senior share up 4.0 points over the decade) suggests the community is gradually shifting toward older residents.
Age Distribution
Bedrooms
Dwelling Structure
94.1%
Houses
0.8%
Townhouse
5.1%
Apartment
Tenure
Garfield's housing market is defined by large detached homes with limited rental supply. Separate houses account for 94.1% of all dwellings, apartments just 5.1% and semi-detached only 0.8%, so buyers have almost no choice outside standalone homes. The bedroom profile tilts large: 45.3% of homes have 4 or more bedrooms, higher than most comparable regional towns. From the earliest tracked price of $405,000 in 2013 to $762,500 in mid-2024, the CAGR of 4.6% over 14 years is meaningful for a low-density rural fringe location. The tenure split is 36.5% outright owners, 51.8% mortgaged and 11.7% renting, a pattern showing the suburb is heavily owner-occupied. Mortgage stress is moderate, with mortgage-to-income at 24.8% and rent-to-income at 19.7%, both below the 30% threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,800
Rent / wk
$330
HH Size
2.8
Personal Income / wk
$743
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.9%
Unoccupied
52
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Ancestry
Household Composition
26.2%
Couples, no children
1,764
Total families
Economy & Employment
Construction is the dominant industry at 20.8% of employed residents (132 workers), a rate well above state averages and consistent with a growing outer suburb supplying labour to the broader Gippsland build sector. Healthcare (13.1%, 83 workers) and Education (11.8%, 75 workers) follow, serving local community needs. By occupation, Professionals (157) and Managers (138) lead but Labourers (116) rank fourth, reflecting the blue-collar base. The unemployment rate of 4.4% is modest, and the full-time employment rate of 62.0% is adequate. SEIFA shows a split personality: IRSD decile 7 (moderate advantage on relative disadvantage) and IER decile 9 (strong economic resources, indicating asset ownership), but IEO decile 4 (below-average education and occupation scores). The gap between IER and IEO reflects land and property wealth without tertiary workforce credentials.
Unemployment
3.0%
Labour Force
6,051
Unemployed
184
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.0%
Part-time
33.6%
Participation
59.0%
Employed
943
Occupations
Top Industries
University
19.7%
Postgraduate
3.2%
Born Overseas
10.5%
Dwellings
710
Transport to Work
Car dependence is near-total: 92.6% of residents drive to work and only 1.2% use public transport, reflecting Garfield's position as a rural fringe town where train services are limited. Walking and cycling account for 2.9% of commutes. The crime rate of 27.4 incidents per 1,000 residents is low relative to urban benchmarks and classifies Garfield in the low-crime-rate tier. Property and deception offences (21 incidents) and justice procedure matters (20 incidents) dominate the 58 total recorded crimes. IRSAD decile 6 places the suburb in the middle band of relative socioeconomic advantage and disadvantage nationally. Volunteering is active at 18.5% of residents, above national norms, and the housing stress metrics are benign: mortgage-to-income at 24.8% and rent-to-income at 19.7% leave most households with financial headroom.
Drive
92.6%
Public Transport
1.2%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+1.44%/yr
(+149 people/yr)
EstablishedPopulation grew 20.9% over the past decade and the current forecast under a medium scenario projects the SA2 area reaching 11,258 by 2031, up from 10,366 in 2025. Annual growth of 1.44% is the current trend, adding roughly 149 persons per year. Migration is balanced between internal arrivals (42 net per year) and overseas (30 net per year), giving the suburb a diversified demand base. The gentrification score of 24 puts Garfield at an early signs stage, with signals including population growth of 26% since 2011 and a jump in university-educated residents from 7% to 18%. Rent has risen 38.2% over the measured period, ahead of the broader regional average, and real income grew 16.6%. The aging trajectory (senior share up 4.0 points) is the main structural concern, as it may dampen household formation rates in the medium term.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+30
Net Internal / yr
+42
Gentrification Signal
Early signs
Population +26% since 2011, Accelerating: 7% → 18%
Safety & Crime
Total Offences
58
Year ending June 2024
Rate per 1,000 People
27.4
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Garfield compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Garfield a good suburb to live in?
Garfield suits families and owner-occupiers who want space and low housing stress. The crime rate is 27.4 per 1,000 residents, well below urban benchmarks, 94.1% of dwellings are separate houses, and mortgage-to-income sits at 24.8%. The main trade-off is heavy car dependence, with only 1.2% using public transport, so a vehicle is essential.
What is the median house price in Garfield?
The median house price was $762,500 in April-June 2024, down 9.0% from the peak of $837,500 in mid-2023. Since 2013, prices have risen 88.3% from $405,000, a CAGR of 4.6% over 14 years. Weekly rent is $330 and monthly mortgage repayments average $1,800.
What schools are in Garfield?
No schools are recorded within the Garfield suburb boundary in this dataset. Families typically access schools in nearby Gippsland townships. University qualification rates locally sit at 19.7%, which is 10.4 percentage points below the national figure, reflecting the trade and construction workforce profile.
Is Garfield safe?
Garfield recorded 58 total crimes in the measurement period, a rate of 27.4 per 1,000 residents, placing it in the low-crime category. Property and deception offences (21 incidents) and justice procedure matters (20) are the leading categories. Only 13 crimes against the person were recorded, consistent with a low-risk community.
Is Garfield good for property investment?
Prices grew 88.3% since 2013 at a CAGR of 4.6%, but the renter pool is shallow at 11.7% compared to metro suburbs, and the vacancy rate of 6.9% is elevated. Weekly rent of $330 against a $762,500 median implies gross yield around 2.3%. Investors relying on rental income face thin margins; capital growth is the stronger historical story.
How is Garfield's population changing?
The population grew 20.9% over the past decade and is forecast to continue at 1.44% annually, adding roughly 149 persons per year. The SA2 area is projected to reach 11,258 residents by 2031 under a medium scenario. The profile is aging, with the senior share rising 4.0 points, though balanced migration (42 internal, 30 overseas net per year) supports steady demand.
What industries employ people in Garfield?
Construction is the largest employer at 20.8% of the workforce (132 workers), above state averages for a suburb its size. Healthcare follows at 13.1% (83 workers) and Education at 11.8% (75 workers). The unemployment rate is 4.4% and the full-time employment rate is 62.0%, both within normal bounds for a regional town.
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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