Gundaroo
Household income at the 98.2nd percentile nationally is the standout fact about Gundaroo, a rural locality of 1,233 people spread across 300 square kilometres southwest of the ACT border. Half the adult population holds university qualifications, which is 19.9 percentage points above the national average, and 32.1% of workers are employed in public administration, reflecting direct ties to the Canberra public service. The median house price of $1,060,000 sits well above most NSW regional comparisons. Despite the high prices, the mortgage-to-income ratio of 17.6% is low, because family incomes average $3,308 per week. A turnover rate of just 15.9% confirms this is a stable, long-held community rather than a speculative market.
Population
1,233
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$3,243/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Median House
$1.1M
2024-2025 (PSI derived)
At a median house price of $1,060,000, Gundaroo sits well above the NSW state median and below Sydney's premium markets. Prices moved from $950,000 in 2024 to $1,150,000 in 2025, a 21.1% increase over the period. Monthly mortgage repayments average $2,474, producing a mortgage-to-income ratio of 17.6%, comfortably below the 30% stress threshold despite the seven-figure price tag, because household incomes rank at the 98.2nd percentile nationally. Four-plus bedroom homes represent 54.3% of stock and three-bedroom homes 32.5%, so buyers seeking compact dwellings will find limited choice. With 99% of the suburb comprising separate houses, there are effectively no apartments to consider, and 56.4% of owners carry a mortgage while 34% own outright.
For Buyers
At a median house price of $1,060,000, Gundaroo sits well above the NSW state median and below Sydney's premium markets. Prices moved from $950,000 in 2024 to $1,150,000 in 2025, a 21.1% increase over the period. Monthly mortgage repayments average $2,474, producing a mortgage-to-income ratio of 17.6%, comfortably below the 30% stress threshold despite the seven-figure price tag, because household incomes rank at the 98.2nd percentile nationally. Four-plus bedroom homes represent 54.3% of stock and three-bedroom homes 32.5%, so buyers seeking compact dwellings will find limited choice. With 99% of the suburb comprising separate houses, there are effectively no apartments to consider, and 56.4% of owners carry a mortgage while 34% own outright.
For Investors
The investment case for Gundaroo is built on scarcity rather than yield. Only 9.6% of residents rent, far below the national average, meaning the tenant pool is thin. Weekly rent of $475 against the $1,060,000 median implies a gross yield near 2.3%, low by national standards. The vacancy rate of 1.3% is tighter than most markets, so available rentals clear quickly when they do appear. Development activity recorded 45 applications in 12 months, a meaningful pipeline for a suburb of 1,233 people, though samples show farm buildings, sheds and modifications rather than large new dwelling supply. Capital growth has been the primary return driver, with prices rising 21.1% from 2024 to 2025, and the stable ownership base with 84.1% of residents staying in place limits forced-sale risk.
Development Activity
Total DAs
263
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
+11.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gundaroo iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Gundaroo Public School
K-6 · 140 students
Demographics
Gundaroo's population skews older and more educated than national norms. The median age of 43 is 3 years above the national figure, and university qualifications reach 50%, which is 19.9 percentage points higher than the national average. Overseas-born residents account for 11.9% of the population, 9.7 points below national, reflecting an Anglo-Celtic heritage concentrated in English (560), Scottish (177) and Irish (163) ancestries. Average household size of 3.0 is 0.5 persons above national, consistent with the dominance of couples with children (505 families) compared to couples without children (294 families). Volunteering participation at 30.7% is notably high, suggesting a level of civic engagement well above what most metropolitan suburbs report.
Age Distribution
Bedrooms
Dwelling Structure
99.0%
Houses
1.0%
Townhouse
N/A
Apartment
Tenure
Gundaroo is almost purely a detached-house market: 99% of dwellings are separate houses and 1% are semi-detached, with no apartment stock recorded. Bedroom distribution skews large, with 54.3% of homes having four or more bedrooms and 32.5% having three bedrooms. Ownership patterns favour mortgage holders (56.4%) and outright owners (34.0%), with renters at just 9.6%, well below the national average. Prices rose from $950,000 in 2024 to $1,150,000 in 2025, a 21.1% gain. The mortgage-to-income ratio of 17.6% is low relative to price because households sit at the 98.2nd income percentile nationally. Rent-to-income at 14.6% is equally comfortable, both sitting well below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,474
Rent / wk
$475
HH Size
3.0
Personal Income / wk
$1,352
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
1.3%
Unoccupied
5
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
14.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.6%
Community Profile
Ancestry
Household Composition
27.3%
Couples, no children
1,076
Total families
Economy & Employment
Public administration dominates local employment, accounting for 32.1% of workers (172 people), which is consistent with Gundaroo's proximity to the ACT public service. Professional and technical services follow at 12.3% (66 workers), healthcare at 10.1% (54), education at 9.3% (50) and construction at 9.0% (48). By occupation, Professionals (200) and Managers (179) together form the largest workforce groups, aligning with the 50% university qualification rate, 19.9 points above the national average. The unemployment rate of 3.1% is low and the full-time employment rate of 64.1% is solid. Participation at 70.3% is healthy, with 222 residents not in the labour force, partly because the median age of 43 is older than national.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.1%
Part-time
32.8%
Participation
70.3%
Employed
658
Occupations
Top Industries
University
50.0%
Postgraduate
16.9%
Born Overseas
11.9%
Dwellings
395
Transport to Work
Car dependency is near-total in Gundaroo: 90.6% of workers drive to work, reflecting the rural 300 square kilometre setting at a density of just 4.1 people per square kilometre. Walking and cycling accounts for 7.2% of commuters, but no public transport usage is recorded, compared to national averages where public transport typically serves 10% or more of workers. No schools are listed within the suburb boundary in this dataset, so families rely on schools in nearby towns and the ACT. Crime data is not available for Gundaroo. Housing stress is low, with mortgage-to-income at 17.6% and rent-to-income at 14.6%, both well below the 30% stress threshold. Only 3.3% of residents (40 people) need daily assistance, which is low given the older median age of 43.
Drive
90.6%
Public Transport
N/A
Walk / Cycle
7.2%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gundaroo compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gundaroo a good suburb to live in?
Gundaroo suits established owner-occupiers and ACT professionals seeking acreage. Household income sits at the 98.2nd percentile nationally, 50% of residents hold university qualifications (19.9 points above national average), and 84.1% stay long-term. The trade-off is near-total car dependency across 300 square kilometres with no recorded public transport and no schools within the suburb boundary.
What is the median house price in Gundaroo?
The median house price is $1,060,000 (PSI-derived, 2024-2025). Prices rose from $950,000 in 2024 to $1,150,000 in 2025, a 21.1% gain. Monthly mortgage repayments average $2,474, and the mortgage-to-income ratio of 17.6% is well below the 30% stress threshold, reflecting the suburb's very high household incomes at the 98.2nd percentile nationally.
What schools are in Gundaroo?
No schools are recorded inside the Gundaroo suburb boundary in this dataset. Families rely on schools in surrounding towns and the ACT, a practical arrangement given that 90.6% of residents drive to work. The adult population is highly educated at 50% with university qualifications, which is 19.9 percentage points above the national figure.
Is Gundaroo safe?
Detailed crime statistics are not available for Gundaroo in this dataset. As indirect indicators, housing stress is low with mortgage-to-income at 17.6% and rent-to-income at 14.6%, both well below stress thresholds. Only 3.3% of residents (40 people) need daily assistance, and 84.1% of residents have stayed in the same address, pointing to a stable, low-turnover community.
Is Gundaroo good for property investment?
Prices rose 21.1% from $950,000 in 2024 to $1,150,000 in 2025, which is strong capital growth compared to most NSW regional markets. However, only 9.6% of residents rent, making the tenant pool thin, and weekly rent of $475 against the $1,060,000 median implies a gross yield near 2.3%. The 1.3% vacancy rate is tight, so rentals do clear quickly when available.
How is Gundaroo's population changing?
Gundaroo has a current population of 1,233 spread across 300 square kilometres. The suburb is stable rather than fast-growing: 84.1% of residents stayed in the same address over the survey period, a turnover rate of 15.9%. Development applications reached 45 in the past 12 months, above what a 1,233-person suburb typically generates, though most cover farm structures and modifications rather than new residential dwellings.
How much development is happening in Gundaroo?
There were 45 development applications lodged in the past 12 months, a notable volume for a suburb of just 1,233 residents. Recent samples include sheds, farm buildings, garages and modifications to existing structures. This pattern is consistent with a rural owner-occupier community incrementally improving large-lot properties rather than adding new dwelling supply.
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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