Gunnedah
Mining employs 16.9% of the local workforce, the highest single-industry share after Healthcare, making Gunnedah's economy materially exposed to coal and mineral commodity cycles in a way that most NSW regional towns are not. The median house price of $470,000 rose 13.5% year-on-year, but the 10.1% vacancy rate simultaneously signals an oversupplied rental market, a contradiction explained by owner-occupier demand from mining workers while investor properties sit empty. Household income at the 51.1 percentile places Gunnedah at the national median, higher than what the IRSAD decile 2 reading would suggest. The university qualification rate of 18.5% sits 11.6 points below the national average, yet real income grew 31.8% over the decade, the strongest income expansion of any comparable regional NSW town.
Population
10,359
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,564/wk
DAs (12 months)iDevelopment Applications lodged in the past year
126
Median House
$470K
2024-2025 (PSI derived)
The median house price of $470,000 climbed 13.5% from $445,000 in 2024 to $505,000 in 2025, a strong year driven by mining-sector wages flowing into local housing. Detached houses account for 88.1% of stock, with three-bedroom homes at 43.1% and four-plus bedrooms at 39.2%. The mortgage-to-income ratio of 22.4% sits well below the 30% stress threshold, consistent with mining incomes that exceed typical regional NSW earnings. Household income at the 51.1 percentile nationally is surprisingly moderate given the mining wages, suggesting that non-mining households bring the average down. The IRSAD decile 2 reading flags below-average advantage overall, meaning the suburb has pockets of disadvantage alongside the mining prosperity.
For Buyers
The median house price of $470,000 climbed 13.5% from $445,000 in 2024 to $505,000 in 2025, a strong year driven by mining-sector wages flowing into local housing. Detached houses account for 88.1% of stock, with three-bedroom homes at 43.1% and four-plus bedrooms at 39.2%. The mortgage-to-income ratio of 22.4% sits well below the 30% stress threshold, consistent with mining incomes that exceed typical regional NSW earnings. Household income at the 51.1 percentile nationally is surprisingly moderate given the mining wages, suggesting that non-mining households bring the average down. The IRSAD decile 2 reading flags below-average advantage overall, meaning the suburb has pockets of disadvantage alongside the mining prosperity.
For Investors
Renters make up 32.0% of households, close to the national average, but the 10.1% vacancy rate is a serious red flag, sitting more than double the equilibrium level. Median weekly rent of $300 against a $470,000 median price delivers a gross yield of approximately 3.3%, above capital city averages. However, vacancy at this level suggests that rental supply exceeds local demand, likely from investors who bought during previous mining booms. 118 development applications in 12 months is high for a town of 10,359, indicating continued construction activity that will add further supply. Rent grew 50% over the decade, but the current oversupply means yields are at risk if mining activity contracts.
Development Activity
Total DAs
673
Last 12 Months
126
YoY ChangeiYear-over-year change in DA lodgements
+21.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gunnedah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Xavier's Primary School
K-6 · 366 students
St Mary's College
7-12 · 411 students
Carinya Christian School Gunnedah
K-10 · 231 students
Gunnedah South Public School
K-6 · 533 students
Gunnedah High School
7-12 · 438 students
Demographics
English ancestry leads at 3,904 residents, with Irish (1,098), Scottish (975) and German (410) forming a predominantly Anglo profile. Only 6.2% of residents were born overseas, 15.4 percentage points below the national average, one of the lowest overseas-born shares in NSW. University qualifications at 18.5% sit 11.6 points below the national figure, but the IEO decile 1 versus IER decile 4 gap reveals that economic resources outpace educational credentials, the signature of mining-town income. The median age of 37 is 3 years below the national figure, reflecting younger mining workers. An average household size of 2.5 matches the national benchmark, and couples with children (3,407) significantly outnumber couples without (2,003).
Age Distribution
Bedrooms
Dwelling Structure
88.1%
Houses
9.3%
Townhouse
2.2%
Apartment
Tenure
Tenure shows 33.3% own outright, 34.7% hold mortgages and 32.0% rent, a roughly even three-way split. The 88.1% detached house share and 9.3% semi-detached stock indicate very limited densification. Three-bedroom homes at 43.1% and four-plus bedrooms at 39.2% account for 82.3% of dwellings combined. Prices rose from $445,000 to $505,000 between 2024 and 2025, a 13.5% year-on-year gain. Apartments at just 2.2% confirm that Gunnedah's housing fabric is almost entirely single-dwellings. The price-to-annual-household-income ratio sits at approximately 5.8 times, close to the historical affordability threshold, making Gunnedah genuinely affordable relative to incomes compared to most NSW markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$300
HH Size
2.5
Personal Income / wk
$787
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.1%
Unoccupied
426
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.1%
Couples, no children
7,663
Total families
Economy & Employment
Mining dominates at 16.9% of employment (478 workers), followed by Healthcare at 14.6%, Education at 12.9%, Construction at 7.5% and Other Services at 6.3%. The mining share is roughly 14 percentage points above the national average, making Gunnedah's economy cyclically exposed to commodity markets. Machinery/Drivers (728) are the largest occupational group, ahead of Professionals (670) and Labourers (550), reflecting the blue-collar workforce. The unemployment rate of 4.8% is close to national averages, and the 68.6% full-time employment rate is above average, consistent with mining's full-time roster patterns. Real income grew 31.8% over the decade, the strongest in the region. The IER decile 4 versus IEO decile 1 gap confirms that incomes significantly outpace educational credentials.
Unemployment
2.2%
Labour Force
5,591
Unemployed
124
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.6%
Part-time
26.6%
Participation
56.4%
Employed
4,301
Occupations
Top Industries
University
18.5%
Postgraduate
3.2%
Born Overseas
6.2%
Dwellings
3,801
Transport to Work
Public transport usage sits at 3.5%, with 84.3% driving and 3.8% walking or cycling, typical of a regional town. Six schools serve the area, with a wide ICSEA range from 996 down to 785. St Xavier's Primary (Catholic, 996, 366 students) and St Mary's College (Catholic secondary, 976, 411) cluster just below the national benchmark, while Gunnedah Public School (Government, ICSEA 785, 175 students) sits far below, a 211-point spread that reflects deep socioeconomic variation. Gunnedah High School (Government, 820, 438 students) also ranks well below average. The volunteering rate of 18.2% is above the national average, suggesting strong community engagement despite the IRSAD decile 2 disadvantage reading.
Drive
84.3%
Public Transport
3.5%
Walk / Cycle
3.8%
Work from Home
N/A
Population Forecast
+0.71%/yr
(+72 people/yr)
EstablishedPopulation growth runs at 0.71% annually, adding 72 persons per year, with medium projections reaching 10,592 by 2031 from 10,230 in 2026. The 10-year population change of 11.7% exceeds most non-mining regional NSW towns. Despite being a mining town, net internal migration is only slightly negative at 22 persons per year, suggesting residents stay rather than fly-in-fly-out. Overseas migration averages 37 per year. The young share delta of positive 1.8% and zero change in senior share mark Gunnedah as one of the rare regional towns with a mixed rather than aging trajectory. The affordability trend improved from 41.2% mortgage-to-income in 2011 to 38.1% in 2021, consistent with rising mining wages.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+37
Net Internal / yr
-22
Gentrification Signal
Not gentrifying
Population +12% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gunnedah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gunnedah a good suburb to live in?
Gunnedah suits buyers wanting affordable regional living with mining-sector employment opportunities. The $470,000 median is genuinely affordable at a 5.8 times income ratio, and the 4.8% unemployment rate is close to national averages. Trade-offs include the 10.1% vacancy rate, IRSAD decile 2 disadvantage, and economic dependence on mining at 16.9% of employment, which creates cyclical risk.
What is the median house price in Gunnedah?
The median house price is $470,000 (PSI derived 2024-2025), with prices rising 13.5% from $445,000 in 2024 to $505,000 in 2025. Monthly mortgage repayments average $1,517 and weekly rent is $300. The mortgage-to-income ratio of 22.4% is well below the 30% stress threshold, making Gunnedah one of the more affordable markets in regional NSW.
What schools are in Gunnedah?
Gunnedah has 6 schools with a 211-point ICSEA spread. St Xavier's Primary (Catholic, 996, 366 students) and Carinya Christian School (Independent, 965, 231) are the strongest. Government schools rank lower: Gunnedah South Public (902, 533), Gunnedah High (820, 438) and Gunnedah Public (785, 175). None exceed the national ICSEA benchmark of 1,000.
Is Gunnedah safe?
No suburb-level crime data is available. The IRSAD decile 2 reading places Gunnedah in the bottom 20% nationally on advantage, and the IRSD decile 3 indicates moderate relative disadvantage. The 10.1% vacancy rate and 4.8% unemployment rate are indirect indicators. Buyers should check NSW Bureau of Crime Statistics for Gunnedah Shire LGA data for current crime figures.
Is Gunnedah good for property investment?
Mixed signals. The 3.3% gross yield ($300 rent on $470,000 median) is above capital city averages, and prices rose 13.5% year-on-year. However, the 10.1% vacancy rate is more than double the equilibrium level, and 118 DAs in 12 months indicate ongoing supply additions. Investment returns are cyclically tied to mining at 16.9% of local employment. Rent grew 50% over the decade, but current vacancies suggest the market may be saturated.
How is Gunnedah's population changing?
Population grows at 0.71% per year (72 persons), with medium projections reaching 10,592 by 2031. The 10-year change of 11.7% is above regional NSW averages. Unlike most regional towns, the young share grew 1.8 points and the senior share was flat, producing a mixed rather than aging trajectory. Real income surged 31.8% over the decade, the strongest in the region, driven by mining wages.
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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