Gray
With 51.9% of households renting and a vacancy rate of 11.1%, Gray is one of the Territory's more transient suburbs, and those two figures tell the same story: a low-cost entry point that attracts short-stay residents rather than long-term owners. The median house price sits around $368,000, well below the national average, while SEIFA scores place the suburb in decile 1 on both IRSD and IER, the lowest advantage tier nationally. Population has declined 5.1% over the past decade, driven by consistent net internal outflow of 38 residents per year. Overseas migration of 39 per year currently offsets that loss, keeping the population roughly stable at 3,142.
Population
3,142
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,479/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$368K
Estimated from rent (2025)
At an estimated $368,000 median house price, Gray sits at a significant discount compared to Darwin and national house price benchmarks, making it one of the more affordable entry points in the NT. Monthly mortgage repayments average $1,725, giving a mortgage-to-income ratio of 26.9%, below the 30% stress threshold. Separate houses make up 59.8% of dwellings, with apartments at 38.9% and semi-detached at just 1.3%, so detached-house stock is available but modest. Three-bedroom homes dominate at 48.4% of dwellings. Only 12.4% of households own outright compared to 35.8% with mortgages and 51.9% renting, indicating a market where most owner-occupiers are still paying down debt rather than holding free-and-clear assets.
For Buyers
At an estimated $368,000 median house price, Gray sits at a significant discount compared to Darwin and national house price benchmarks, making it one of the more affordable entry points in the NT. Monthly mortgage repayments average $1,725, giving a mortgage-to-income ratio of 26.9%, below the 30% stress threshold. Separate houses make up 59.8% of dwellings, with apartments at 38.9% and semi-detached at just 1.3%, so detached-house stock is available but modest. Three-bedroom homes dominate at 48.4% of dwellings. Only 12.4% of households own outright compared to 35.8% with mortgages and 51.9% renting, indicating a market where most owner-occupiers are still paying down debt rather than holding free-and-clear assets.
For Investors
The 51.9% renter share is the defining investment signal in Gray, placing it firmly in the renter-majority tier. Weekly rent averages $300, which against the $368,000 estimated median implies a gross yield above 4%, a more attractive return than most capital-city suburbs. However, the 11.1% vacancy rate is elevated and reflects genuine oversupply pressure, which caps rent growth. Net overseas migration of 39 per year provides a modest demand floor. Development activity recorded zero applications in the past 12 months, so new supply is not a near-term threat. The main risk is the steady internal population loss of 38 people per year, which reduces the tenant pool over time. Investors should factor the SEIFA IRSD decile 1 position, indicating lower-income tenants who may be more sensitive to rent increases.
Schools in Gray iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Gray Primary School
T-6 · 283 students
Demographics
At a median age of 34, Gray's residents are 6 years younger than the national median, reflecting its renting, working-age profile. Overseas-born residents account for 24.1% of the population, 2.5 points above the national figure, with English, Irish and Scottish ancestries leading. Average household size is 2.4, slightly below national. University qualifications reach 17.0%, which is 13.1 points below the national rate, consistent with the suburb's concentration in clerical, community service and labouring occupations rather than professional roles. The suburb is on an aging trajectory, with the senior share up 3.5 points and the young share falling 1.0 point over the decade. Christianity is the dominant religion at 1,055 residents, followed by Buddhism with 86.
Age Distribution
Bedrooms
Dwelling Structure
59.8%
Houses
1.3%
Townhouse
38.9%
Apartment
Tenure
Tenure skews sharply toward renting: 51.9% of households rent, 35.8% carry a mortgage and only 12.4% own outright, well below national outright-ownership norms. The stock is predominantly separate houses at 59.8%, with apartments accounting for 38.9%. Three-bedroom dwellings represent 48.4% of stock, two-bedroom at 26.4% and four-plus at 13.9%. The 11.1% vacancy rate is well above the 2-3% equilibrium level, indicating that rental supply comfortably exceeds current demand. Rent-to-income sits at 20.3% and mortgage-to-income at 26.9%, both below stress thresholds compared to most major cities, reflecting the lower income base and lower price points. The area has a gentrification score of zero, with no upward price pressure signals recorded.
Mortgage / mo
$1,725
Rent / wk
$300
HH Size
2.4
Personal Income / wk
$877
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
141
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
19.9%
Couples, no children
2,143
Total families
Economy & Employment
Public Administration employs 17.9% of Gray's workforce, the largest single sector, followed by Healthcare at 15.7% and Education at 11.3%. Together these three government-linked sectors account for nearly 45% of local employment, a pattern typical of NT suburbs where public-sector jobs anchor the economy. Construction adds 9.2% and Retail 6.8%. By occupation, Clerical and Administrative roles lead at 213 workers, followed by Community and Personal Service at 192 and Professionals at 173. The unemployment rate is 7.1%, above the national average, and the participation rate of 56.1% is below the national figure. SEIFA scores place the suburb in IRSAD decile 2 and IRSD decile 1, indicating that relative to the rest of Australia, Gray ranks in the bottom tiers on both disadvantage and advantage measures.
Unemployment
12.9%
Labour Force
1,878
Unemployed
242
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
72.0%
Part-time
20.9%
Participation
56.1%
Employed
1,261
Occupations
Top Industries
University
17.0%
Postgraduate
3.9%
Born Overseas
24.1%
Dwellings
1,136
Transport to Work
Transport in Gray is heavily car-dependent, with 87.3% of residents commuting by car and only 3.6% using public transport, below the national average for urban areas. Pedestrian and cycling use is minimal at 2.3%. No schools are recorded within the suburb boundary in this dataset, so families rely on nearby institutions. The area scores IRSAD decile 2 nationally, indicating a high-disadvantage setting compared to most of Australia. Volunteering runs at 11.4% of the population. Rent-to-income at 20.3% keeps housing costs manageable for the renting majority, and mortgage-to-income at 26.9% stays below typical stress levels. The 5.3% needing daily assistance, representing 140 residents, is a figure consistent with an aging-trajectory suburb on lower incomes.
Drive
87.3%
Public Transport
3.6%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
-0.11%/yr
(-4 people/yr)
EstablishedGray's population fell 5.1% over the past decade, an established decline driven by net internal migration losses of 38 residents per year. Overseas migration of 39 per year has roughly balanced those losses, holding the population near 3,142. The medium-scenario forecast projects further gradual decline to approximately 3,410 by 2031, continuing the annual contraction rate of around 0.11%. The suburb is classified as not gentrifying, with a gentrification score of zero and no positive income or investment signals. Affordability improved from 38.5% in 2011 to 34.2% in 2021, but real income growth was negative at minus 2.1% over the decade, suggesting the affordability gain came from flat prices rather than income rises. The aging trajectory, with the senior share up 3.5 points, adds a long-term demand softening risk.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+39
Net Internal / yr
-38
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gray compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gray a good suburb to live in?
Gray offers affordable housing, with an estimated median house price of $368,000 and rent-to-income at 20.3%, below stress thresholds. However, it scores in SEIFA IRSD decile 1 nationally, the lowest disadvantage tier, and the 11.1% vacancy rate points to weaker demand relative to supply. Amenity depends heavily on proximity to Darwin's broader services, as no schools are recorded within the suburb.
What is the median house price in Gray?
The estimated median house price is $368,000, derived from 2025 rent data. Monthly mortgage repayments average $1,725, giving a mortgage-to-income ratio of 26.9%. Weekly rent averages $300, implying a gross yield above 4% for investors at current price levels.
What schools are in Gray?
No schools are recorded within the Gray suburb boundary in this dataset. Families in the area access educational facilities in surrounding Darwin suburbs. University qualifications among residents stand at 17.0%, which is 13.1 points below the national rate.
Is Gray safe?
Crime statistics specific to Gray are not available in this dataset. As a broader indicator, the suburb scores SEIFA IRSD decile 1, the most disadvantaged tier nationally, and unemployment sits at 7.1%, above the national average. These factors are statistically associated with higher crime rates in comparable suburbs.
Is Gray good for property investment?
The 51.9% renter share and an implied gross yield above 4% are positives, but the 11.1% vacancy rate indicates current oversupply. Net internal migration loss of 38 per year reduces the tenant pool over time. The IRSD decile 1 position means tenants are predominantly lower-income, which limits rent growth potential.
How is Gray's population changing?
Gray's population declined 5.1% over the past decade and now sits at approximately 3,142. Annual net internal outflow averages 38 residents, offset by 39 overseas arrivals per year. Medium forecasts project continued gradual decline to around 3,410 by 2031, at roughly minus 0.11% per year.
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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