Garran
Household incomes place Garran at the 97.1st percentile nationally, a sharper signal of its established-wealth profile than its population of 3,706 alone. At 41, the median age is 1 year above the national figure, while 62.2% hold university qualifications, 32.1 percentage points higher than nationally. Overseas-born residents make up 35.5%, 13.9 points above the national share. Compared with nearby Hughes and Red Hill, Garran combines a compact 2.7 sq km footprint with professional households, established ownership and a growing all-ages trajectory.
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
Garran suits buyers prioritising established homes and strong household capacity, although a current median house price is not available. Household income is $2,985 a week and the mortgage benchmark is $2,600 monthly, with mortgage costs at 20.1% of income and no mortgage-stress flag. Compared with a smaller-home market, the 41.0% share of dwellings with 4 or more bedrooms and 40.5% with 3 bedrooms points to family-oriented stock. Separate houses account for 61.0%, versus 22.5% semi-detached and 16.5% apartments. The $550 weekly rent also provides a useful fallback benchmark, but buyers should compare recent sales by dwelling type because one suburb-wide median could blur the spread.
For Buyers
Garran suits buyers prioritising established homes and strong household capacity, although a current median house price is not available. Household income is $2,985 a week and the mortgage benchmark is $2,600 monthly, with mortgage costs at 20.1% of income and no mortgage-stress flag. Compared with a smaller-home market, the 41.0% share of dwellings with 4 or more bedrooms and 40.5% with 3 bedrooms points to family-oriented stock. Separate houses account for 61.0%, versus 22.5% semi-detached and 16.5% apartments. The $550 weekly rent also provides a useful fallback benchmark, but buyers should compare recent sales by dwelling type because one suburb-wide median could blur the spread.
For Investors
Rental investors get a relatively substantial tenant base, with 30.0% of households renting and weekly rent at $550. The 7.0% vacancy rate may mean leasing is less tight than in lower-vacancy markets, so yield calculations should allow for downtime and property-specific costs. Compared with an owner-dominated suburb, Garran's renter share supports demand, while 12 development applications in 12 months indicate some ongoing, small-scale change rather than a large pipeline. Forecast growth is 0.8% annually and is driven by overseas migration, which may support steady occupancy because the suburb already has 35.5% overseas-born residents. Check strata and maintenance carefully for the 16.5% apartment segment.
Development Activity
Total DAs
44
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
+140.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Garran
Open-register school locations for education access. This is not a school-quality ranking.
Malkara School
Sts Peter & Paul Primary School
Garran Primary School
Demographics
Garran's demographic profile is older and more highly educated than national norms: median age is 41, 1 year above the national figure, and university qualification reaches 62.2%, or 32.1 percentage points higher. Overseas-born residents account for 35.5%, 13.9 points above the national share, with Indian ancestry recorded at 345 people and Mandarin and Malayalam recorded at 56 and 52 speakers. Household size is 2.7, only 0.2 above the national average, while couples with children make up 52.2% of families and couples without children 36.6%. Compared with nearby Hughes and Red Hill, this points to a settled inner-south population that remains connected to overseas migration, helping explain the forecast's growing all-ages trajectory.
Age Distribution
Bedrooms
Dwelling Structure
61.0%
Houses
22.5%
Townhouse
16.5%
Apartment
Tenure
A current median house price is not quoted for Garran. Ownership is relatively strong but not dominant: 35.9% of homes are owned outright, 32.1% are mortgaged and 30.0% are rented. Compared with an apartment-led market, Garran's 61.0% separate-house share and 22.5% semi-detached share create a broader family-housing base, while apartments account for 16.5%. Larger dwellings are common, with 41.0% having 4 or more bedrooms and 40.5% having 3 bedrooms. The $550 weekly rent benchmark sits alongside mortgage costs of $2,600 monthly; rent-to-income and mortgage-to-income ratios are 18.4% and 20.1%, so neither tenure group is flagged for stress. That mix helps explain why Garran compares as a stable, established market rather than a high-turnover rental precinct.
Mortgage / mo
$2,600
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$550
Census 2021
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
52.2%
Couples with children
36.6%
Couples, no children
10.8%
Single parent
948
Total families
Economy & Employment
Public administration anchors Garran's economy at 31.6% of employed residents, followed by healthcare at 23.3%, professional and technical work at 14.4%, education at 7.8% and construction at 4.0%. This aligns with an occupational mix led by 738 professionals and 329 managers, with 211 in clerical and administrative roles. Household income of $2,985 weekly sits at the 97.1st percentile, while the unemployment rate is 3.0% and participation is 61.5%, supporting purchasing capacity. Compared with national income and labour-market benchmarks, the suburb's advantage is strongest in socioeconomic status: IRSAD and IRSD both sit in decile 10, while IER is decile 9 and IEO decile 10. The high scores reflect skilled, public-sector-linked employment rather than a broad industrial base.
Unemployment
3.0%
Labour Force
1,808
Unemployed
54
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.4%
Part-time
27.9%
Participation
61.5%
Employed
1,754
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
62.2%
Postgraduate
25.6%
Born Overseas
35.5%
Dwellings
1,258
Transport to Work
Garran's compact 2.7 sq km footprint and density of 1,374.4 people per sq km support practical local access, although daily travel is still car-led: 62.5% drove, compared with 3.4% using public transport and 11.6% walking or cycling. Working from home accounts for 16.5%, which suits the suburb's professional employment base. Three local schools span 2 government schools and 1 non-government school, including 2 primary schools and 1 other setting; check enrolment zones against the exact address. The IRSAD score is in decile 10, above most areas nationally, but that should not substitute for checking street conditions. Review current ACT Policing figures and recent street-level conditions before judging safety. The 21.7% volunteering rate and 6.7% need-assistance rate add useful context for community services.
Drive
62.5%
Public Transport
3.4%
Walk / Cycle
11.6%
Work from Home
16.5%
Population Forecast
+0.8%/yr
(+30 people/yr)
EstablishedGarran's forecast trend is 0.8% a year, with overseas migration listed as the primary driver. The trajectory is Growing (all ages), and population change across the wider area runs at 15.7% over 10 years. Compared with a fast-growth fringe, this is a measured outlook: rent growth is forecast at 22.0%, while affordability is described as stable, moving from 42.3% in 2011 to 40.8% in 2021. The gentrification score is 4 and the stage is Not gentrifying, so momentum appears linked to established demand and incoming households rather than a wholesale neighbourhood reset. A 19-point shift score reaches the same Not gentrifying stage, reinforcing the gradual pattern.
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 can suit households seeking established housing, high incomes and access to local schools. Its median age is 41, household income is $2,985 a week and IRSAD sits in decile 10. Car use is high at 62.5%, so the lifestyle is more convenient for drivers than for residents relying on public transport at 3.4%.
What is the median house price in Garran?
No current median house price is quoted for Garran. Compare recent sales by dwelling type, because 61.0% of homes are separate houses, 22.5% are semi-detached and 16.5% are apartments. The $550 weekly rent benchmark can help frame holding costs while assessing individual properties.
What schools are in Garran?
Garran has 3 local schools: Garran Primary School, Malkara School and Sts Peter & Paul Primary School. The mix is 2 government schools and 1 non-government school, with 2 primary options. Confirm enrolment zones and transport arrangements for the exact address before applying.
Is Garran safe?
Check current ACT Policing figures and recent street-level conditions before deciding. Garran has 3,706 residents and a density of 1,374.4 people per square kilometre, so local experience can vary by pocket; those population measures should not be treated as a crime rating.
Is Garran good for property investment?
Garran may suit a long-term investor seeking established demand rather than a high-growth redevelopment play. Rent is $550 weekly, vacancy is 7.0%, renters represent 30.0% of households and forecast growth is 0.8% annually. Compare property-specific costs carefully, especially for apartments and any strata exposure.
How is Garran's population changing?
Population change across the wider area is forecast at 15.7% over 10 years, with annual growth of 0.8% and overseas migration the primary driver. Garran's trajectory is Growing (all ages), while its gentrification stage is Not gentrifying with a score of 4. That points to steady change rather than a rapid reset.
What languages are spoken in Garran?
Ancestry responses include English at 1,090 people and Indian at 345. The leading listed non-English languages include Mandarin at 56 speakers, Malayalam at 52, Urdu at 28 and Hindi at 23. Overseas-born residents account for 35.5%, above the national share by 13.9 percentage points.
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 education open registers (school locations), 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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