Gundagai
With 48.3% of dwellings owned outright, Gundagai records one of the higher debt-free ownership rates compared to the national average, yet household income sits at just the 26.8th percentile nationally, a combination that reflects a settled, older population rather than affluence. Median age is 45, some 5 years above the national figure. The median house price of $443,000 keeps purchase costs accessible, and rent-to-income at 18.8% stays well below the 30% stress threshold. A 13.5% vacancy rate signals weaker rental demand than typical metro markets, a key factor for investors to weigh.
Population
1,699
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,225/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Median House
$443K
2024-2025 (PSI derived)
At $443,000, Gundagai's median house price sits well below state and national medians, making entry affordable for first-home buyers or downsizers. Prices moved from $420,000 in 2024 to $467,500 in 2025, an 11.3% gain over one year, though this is based on limited data periods. Separate houses dominate at 87.9% of stock, so buyers are overwhelmingly choosing detached homes rather than apartments (9.3%). The 4-plus bedroom segment accounts for 36.1% of dwellings, higher than average, reflecting large family homes typical of rural NSW. Monthly mortgage repayments average $1,211, producing a mortgage-to-income ratio of 22.8%, below the 30% stress threshold, meaning repayments are manageable relative to local incomes.
For Buyers
At $443,000, Gundagai's median house price sits well below state and national medians, making entry affordable for first-home buyers or downsizers. Prices moved from $420,000 in 2024 to $467,500 in 2025, an 11.3% gain over one year, though this is based on limited data periods. Separate houses dominate at 87.9% of stock, so buyers are overwhelmingly choosing detached homes rather than apartments (9.3%). The 4-plus bedroom segment accounts for 36.1% of dwellings, higher than average, reflecting large family homes typical of rural NSW. Monthly mortgage repayments average $1,211, producing a mortgage-to-income ratio of 22.8%, below the 30% stress threshold, meaning repayments are manageable relative to local incomes.
For Investors
Rental yields may look attractive at $230 per week against a $443,000 median, implying a gross yield near 2.7%, but the 13.5% vacancy rate is high and signals genuine difficulty finding tenants. Only 24.3% of dwellings are rented, a thin pool compared to larger regional centres. Development activity totalled 27 applications in 12 months, reflecting modest but present activity, mostly dwelling and modification works. Internal migration runs at a net outflow of 20 per year, partly offset by 12 overseas arrivals annually. With population growing at just 0.13% per year, demand growth will be slow. The 10-year rent growth of 37.5% shows the market has moved, but the high vacancy rate is the key risk to hold rates.
Development Activity
Total DAs
136
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
+61.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gundagai iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Patrick's Primary School
K-6 · 81 students
Gundagai Public School
K-6 · 164 students
Gundagai High School
7-12 · 154 students
Demographics
The median age of 45 is 5.0 years above the national figure, and the trajectory is aging: the senior share grew 3.2 points over the decade while the working-age share fell 1.2 points. University qualifications at 19.9% run 10.2 percentage points below national, which aligns with the labourer-heavy occupation profile. Overseas-born residents represent 10.2% of the population, which is 11.4 points below national, reflecting a predominantly Australian-born community. Ancestry is overwhelmingly Anglo-Celtic, led by English (713), Irish (212) and Scottish (123). Average household size is 2.3, marginally below the national average. The volunteering rate of 20.7% is notable, indicating strong community participation for a town of this size.
Age Distribution
Bedrooms
Dwelling Structure
87.9%
Houses
1.4%
Townhouse
9.3%
Apartment
Tenure
Tenure is dominated by outright owners at 48.3%, well above the national average, meaning nearly half the housing stock is held debt-free. Mortgage holders account for 27.3% and renters 24.3%. The stock is almost entirely separate houses (87.9%), with apartments at 9.3% and semi-detached at 1.4%, a pattern typical of inland NSW towns. The 4-plus bedroom segment is the largest category at 36.1%, followed by 3-bedroom at 45.5%. Price history shows a rise from $420,000 in 2024 to $467,500 in 2025. The high outright ownership rate, combined with household income in the 26.8th percentile nationally, suggests long-term residents holding property accumulated over decades rather than recent high-income buyers.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,211
Rent / wk
$230
HH Size
2.3
Personal Income / wk
$673
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.5%
Unoccupied
100
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.5%
Couples, no children
1,154
Total families
Economy & Employment
Healthcare is the dominant employer at 20.1% of local workers (77 people), followed by Education at 15.4% (59) and Manufacturing at 12.5% (48). Construction accounts for 10.2% and Public Administration 7.0%, giving the local economy a public-sector backbone typical of regional service towns. By occupation, Labourers lead at 163 workers, with Managers and Professionals both at 97. The unemployment rate is low at 2.9%, but the participation rate of 48.6% is notably below national norms because 536 residents are not in the labour force, consistent with the older median age. The SEIFA IRSD decile of 3 and IRSAD decile of 3 both place Gundagai in the lower advantage tier nationally, reflecting below-average income and education levels.
Unemployment
2.7%
Labour Force
1,803
Unemployed
49
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.8%
Part-time
38.3%
Participation
48.6%
Employed
667
Occupations
Top Industries
University
19.9%
Postgraduate
3.9%
Born Overseas
10.2%
Dwellings
634
Transport to Work
Car dependency is high with 82.0% of residents driving to work, typical for rural NSW where public transport is limited. Walking and cycling account for 6.0% of commutes, modest but above zero. The IRSAD decile of 3 places Gundagai in the lower advantage tier nationally, reflecting limited access to services and lower incomes compared to urban centres. Rent-to-income at 18.8% and mortgage-to-income at 22.8% are both well below stress thresholds, meaning housing costs are proportionally affordable despite lower incomes. The need-for-assistance rate is 6.9% (107 residents), above what wealthier suburbs record, which aligns with the aging population. No school data is available in this dataset, so families should verify local school options directly.
Drive
82.0%
Public Transport
N/A
Walk / Cycle
6.0%
Work from Home
N/A
Population Forecast
+0.13%/yr
(+5 people/yr)
EstablishedPopulation growth is minimal at 0.13% per year, adding around 5 people annually to a town of approximately 3,715. The 10-year change of 3.9% shows slow but positive long-run growth. The medium forecast holds population near 3,726 to 3,749 through 2031, a flat trajectory. Net internal migration runs at minus 20 per year, partly offset by 12 overseas arrivals, a pattern common to inland NSW towns that lose working-age residents to cities. The gentrification score of 29 places Gundagai at early signs stage, driven by improving affordability (the ratio fell from 34.2% in 2011 to 30.9% in 2021) and real income growth of 23.9% over the decade. This is not a high-growth market, but the early signals are more positive than the flat headline numbers suggest.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+12
Net Internal / yr
-20
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gundagai compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gundagai a good suburb to live in?
Gundagai offers affordable housing with a $443,000 median and rent-to-income at 18.8%, well below the stress threshold. Household income sits at the 26.8th percentile nationally, placing it in a lower-income bracket, and the SEIFA IRSAD decile of 3 reflects limited advantage compared to urban centres. It suits buyers seeking rural affordability and low debt pressure.
What is the median house price in Gundagai?
The median house price is $443,000, with prices rising from $420,000 in 2024 to $467,500 in 2025, an 11.3% gain. Monthly mortgage repayments average $1,211, giving a mortgage-to-income ratio of 22.8%. Weekly rent averages $230, implying a gross yield near 2.7% against the current median.
What schools are in Gundagai?
No school records are available in this dataset for Gundagai. University qualifications among residents sit at 19.9%, which is 10.2 percentage points below the national figure. Families considering the area should contact local councils or the NSW Department of Education for current school options.
Is Gundagai safe?
Crime statistics are not available for Gundagai in this dataset. As an indirect indicator, the suburb has an IRSD decile of 3 nationally, reflecting moderate disadvantage, and 6.9% of residents (107 people) require daily assistance. The volunteering rate of 20.7% suggests a community-oriented town, typical of inland NSW service centres.
Is Gundagai good for property investment?
The 13.5% vacancy rate is the main concern, well above typical investment thresholds, indicating difficulty maintaining tenancy. Gross yield is near 2.7% based on $230 weekly rent against a $443,000 median. Net internal migration runs at minus 20 per year, limiting tenant pool growth, and annual population growth is just 0.13%.
How is Gundagai's population changing?
Population is growing slowly at 0.13% per year, adding about 5 residents annually. The medium forecast projects the broader area holding near 3,726 to 3,749 through 2031. The 10-year change was 3.9%, with internal migration at minus 20 per year offset partly by 12 overseas arrivals annually. The profile is aging, with the senior share up 3.2 points over the decade.
How much development is happening in Gundagai?
There were 27 development applications lodged in the past 12 months, including dwelling houses, home business changes of use and electricity generation modifications. Activity is modest but present, consistent with a slow-growth rural town of 1,699 residents and an annual population growth rate of 0.13%.
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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