Garran
With household income in the 97.1st percentile nationally and a university qualification rate of 62.2%, which is 32.1 points above the national figure, Garran stands among Canberra's most highly educated enclaves. The suburb scores decile 10 on three of four SEIFA indexes, placing it in the top advantage tier nationally. Population sits at 3,706 across 2.7 square kilometres and grew 15.7% over the past decade, driven by overseas arrivals averaging 56 net residents a year. The median age of 41 is roughly level with the national figure, yet the household composition leans heavily toward couples with children at 1,479 families.
Population
3,706
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,985/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$749K
Estimated from rent (2025)
The median house price is estimated at $749,000, with monthly mortgage repayments around $2,600 and a mortgage-to-income ratio of 20.1%, below the 30% stress threshold. That ratio is comfortable compared to many capital city markets, because household incomes sit in the 97.1st percentile nationally. Separate houses make up 61% of dwellings, a solid detached-housing base, while semi-detached homes account for 22.5% and apartments 16.5%. The bedroom split is weighted toward larger homes: 41% have four or more bedrooms and 40.5% have three, making Garran attractive for families who need space. Outright owners at 36.7% outnumber those on mortgages at 32.7%, suggesting a settled ownership base rather than rapid buyer turnover.
For Buyers
The median house price is estimated at $749,000, with monthly mortgage repayments around $2,600 and a mortgage-to-income ratio of 20.1%, below the 30% stress threshold. That ratio is comfortable compared to many capital city markets, because household incomes sit in the 97.1st percentile nationally. Separate houses make up 61% of dwellings, a solid detached-housing base, while semi-detached homes account for 22.5% and apartments 16.5%. The bedroom split is weighted toward larger homes: 41% have four or more bedrooms and 40.5% have three, making Garran attractive for families who need space. Outright owners at 36.7% outnumber those on mortgages at 32.7%, suggesting a settled ownership base rather than rapid buyer turnover.
For Investors
Garran's rental market shows stability rather than growth upside. Weekly rent averages $550 against a $749,000 median, implying a gross yield near 3.8%, modest but backed by a 30.6% renter share and a steady professional tenant base. The vacancy rate sits at 7.0%, above comfortable thresholds, so new investors should model for periods of vacancy. Net overseas migration of 56 per year outweighs the internal outflow of 41, providing a thin but consistent demand floor. Development activity recorded 11 applications in 12 months, low for a suburb of this size, which limits new supply pressure. Rent has risen 22% over the period, indicating price support even as vacancy remains elevated.
Development Activity
Total DAs
42
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
+200.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Garran iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Garran Primary School
K-6 · 676 students
Sts Peter and Paul Primary School
K-6 · 299 students
Demographics
The median age of 41 is 1.0 year above the national figure, but the growth trajectory tells a different story: the young-adult share rose 3.6 points over the decade while the working-age share fell 2.5 points, pointing to a suburb attracting younger professional households. University qualifications reach 62.2%, which is 32.1 points above national, the clearest marker of Garran's knowledge-worker character. Overseas-born residents make up 35.5%, which is 13.9 points above the national average, with English (1,090), Irish (454) and Indian (345 by ancestry) the leading groups. Hindus (319) and Muslims (121) appear alongside the dominant Christian population (1,489). Average household size is 2.7, slightly above the national figure, consistent with the strong family-formation pattern.
Age Distribution
Bedrooms
Dwelling Structure
61.0%
Houses
22.5%
Townhouse
16.5%
Apartment
Tenure
Tenure is spread across owners outright (36.7%), mortgage holders (32.7%) and renters (30.6%), a roughly even three-way split that is uncommon and reflects both long-held established wealth and an active rental market for professional tenants. The detached house dominates at 61% of dwellings, above the ACT-apartment-heavy norm, while semi-detached adds 22.5% and apartments 16.5%. The bedroom profile skews large: 81.5% of dwellings have three or more bedrooms, compared to national averages where smaller units account for a larger share. Monthly mortgage repayments of $2,600 and a mortgage-to-income ratio of 20.1% place Garran below the stress threshold, though the $749,000 median still requires substantial deposit and income to enter.
Mortgage / mo
$2,600
Rent / wk
$550
HH Size
2.7
Personal Income / wk
$1,349
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.0%
Unoccupied
95
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.0%
Couples, no children
2,880
Total families
Economy & Employment
Public administration dominates employment at 31.6% of workers (455 people), higher than almost any other suburb in the country and reflecting Canberra's federal government function. Healthcare follows at 23.3% (336 workers), driven by proximity to the Canberra Hospital precinct in neighbouring Woden. Professional and technical services add 14.4% (207) and Education 7.8% (112). The occupation profile is top-heavy: Professionals account for 738 workers and Managers 329, together representing the majority of the employed workforce. Unemployment sits at 3.1%, below the national average, and the full-time employment rate is 70.7%. All four SEIFA indexes rank at decile 9 or 10, placing Garran among the most advantaged suburbs nationally on education, occupation and economic resources.
Unemployment
1.9%
Labour Force
1,897
Unemployed
36
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
70.7%
Part-time
26.2%
Participation
58.7%
Employed
1,671
Occupations
Top Industries
University
62.2%
Postgraduate
25.6%
Born Overseas
35.5%
Dwellings
1,258
Transport to Work
Garran stands out for active transport: 13.9% of residents walk or cycle to work, well above most suburban benchmarks, and only 74.9% drive, lower than the national car-dependency figure. Public transport usage at 4.1% reflects ACT's limited rail network. The suburb scores decile 10 on IRSAD nationally, the highest tier for relative advantage, and decile 9 on economic resources. Volunteering runs at 21.7%, above the national average, pointing to a civically engaged population. Housing stress is low: rent-to-income at 18.4% and mortgage-to-income at 20.1% both sit comfortably below the 30% stress threshold. No schools are recorded within the Garran boundary in this dataset, so families typically access schools in neighbouring suburbs within the Woden Valley district.
Drive
74.9%
Public Transport
4.1%
Walk / Cycle
13.9%
Work from Home
N/A
Population Forecast
+0.8%/yr
(+30 people/yr)
EstablishedPopulation grew 15.7% over the past decade, well above the national average for established suburbs, and the current count of 3,706 is forecast to reach approximately 3,993 by 2031 under medium projections, an annual increase of around 30 persons or 0.8% per year. The primary growth driver is overseas migration at 56 net arrivals per year; internal migration is negative at minus 41 per year, meaning residents who leave domestically slightly exceed those arriving from other states, but the overseas inflow more than compensates. The gentrification score of 4 reflects a suburb already deeply advantaged at decile 10 across three SEIFA measures, leaving limited room to climb. Affordability has held steady, with the ratio easing from 42.3% in 2011 to 40.8% in 2021, a marginal improvement compared to many capital city markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+56
Net Internal / yr
-41
Gentrification Signal
Not gentrifying
Population +12% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Garran compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Garran a good suburb to live in?
Garran ranks in decile 10 on three SEIFA indexes, placing it in the top advantage tier nationally. Household income sits in the 97.1st percentile, university qualifications reach 62.2% (32.1 points above national), and housing stress is low with mortgage-to-income at 20.1%. The suburb suits professionals and families seeking an established, high-amenity location close to Canberra Hospital.
What is the median house price in Garran?
The median house price is estimated at $749,000 based on 2025 rental data. Weekly rent averages $550 and monthly mortgage repayments run approximately $2,600, giving a mortgage-to-income ratio of 20.1%, well below the 30% stress threshold despite the high entry price.
What schools are in Garran?
No schools are recorded inside the Garran boundary in this dataset. Families access schools in the wider Woden Valley district. The local population is highly educated, with 62.2% holding university qualifications, which is 32.1 points above the national figure, reflecting the professional and academic character of residents.
Is Garran safe?
Detailed crime statistics for Garran are not available in this dataset. As an indirect indicator, the suburb scores decile 10 on IRSD, the highest tier for relative advantage nationally, and 6.7% of residents need daily assistance. Low economic disadvantage at decile 10 IRSAD is generally correlated with lower crime rates than the national average.
Is Garran good for property investment?
Weekly rent of $550 against a $749,000 median implies a gross yield near 3.8%. The renter share is 30.6% and rent has risen 22% over the period, providing price support. However, the vacancy rate of 7.0% is elevated and should be factored into rental income projections. Net overseas migration of 56 per year supports steady demand.
How is Garran's population changing?
Garran's population grew 15.7% over the past decade and currently sits at 3,706. Medium forecasts project around 3,993 residents by 2031, growing at 0.8% per year or roughly 30 persons annually. Overseas migration at 56 net arrivals per year is the primary driver, partly offset by a net internal outflow of 41 per year.
What languages are spoken in Garran?
About 35.5% of Garran residents were born overseas, which is 13.9 points above the national figure. Mandarin (56 speakers), Malayalam (52), Urdu (28), Hindi (23) and Greek (21) are the most common non-English languages, reflecting a significant South Asian and Southeast Asian professional community alongside the broader multicultural mix.
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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