Gunnedah
With 10,359 residents across 518.06 square kilometres, Gunnedah combines a low-density regional footprint with a detached-house market. Separate houses account for 88.1% of dwellings, while vacancy is 10.1%, higher than a tightly held market and useful for buyers comparing choice. The median age is 37, 3 years below the national comparison, and 6.2% of residents were born overseas, 15.4 percentage points below the national figure. Mining leads local employment at 16.9%, ahead of healthcare at 14.6%, giving Gunnedah a more resource-linked base than nearby Tamworth. Household income is at the 51.1st percentile nationally and rent is $300 a week. Compared with larger regional centres, its appeal is lower-density living, provided car travel is acceptable.
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
119
Homebuyers will find a market shaped by detached stock and family layouts. Separate houses make up 88.1% of dwellings, compared with 2.2% apartments and 9.3% semi-detached homes, so larger blocks and floorplans are more common than in apartment-led markets. Three-bedroom homes account for 43.1% of stock and four-plus-bedroom homes 39.2%, while smaller 0-1 bedroom homes are only 2.5%. The monthly mortgage figure is $1,517, equal to 22.4% of household income, below the usual mortgage-stress range. Outright ownership is 32.5% and mortgaged ownership 33.9%. Rent is $300 weekly and vacancy is 10.1%, higher than a lower-vacancy market, giving buyers more time to compare.
For Buyers
Homebuyers will find a market shaped by detached stock and family layouts. Separate houses make up 88.1% of dwellings, compared with 2.2% apartments and 9.3% semi-detached homes, so larger blocks and floorplans are more common than in apartment-led markets. Three-bedroom homes account for 43.1% of stock and four-plus-bedroom homes 39.2%, while smaller 0-1 bedroom homes are only 2.5%. The monthly mortgage figure is $1,517, equal to 22.4% of household income, below the usual mortgage-stress range. Outright ownership is 32.5% and mortgaged ownership 33.9%. Rent is $300 weekly and vacancy is 10.1%, higher than a lower-vacancy market, giving buyers more time to compare.
For Investors
Investors face a trade-off between rental affordability and market depth. Weekly rent is $300 and renting households represent 31.3%, which can support demand from local workers and smaller households. However, the 10.1% vacancy rate is higher than an undersupplied market, so leasing periods and incentives deserve attention. Rental growth is flagged at 50.0%, a strong signal, but it should be weighed against vacancy rather than treated as a guarantee. Development activity is material at 120 applications in 12 months, with recent examples including a depot, swimming pool and shed. Overseas migration is the primary forecast driver, while 0.71% annual growth is moderate compared with a high-growth corridor. The case suits investors prioritising affordability and diversified employment over immediate scarcity.
Development Activity
Total DAs
701
Last 12 Months
119
YoY ChangeiYear-over-year change in DA lodgements
+8.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Gunnedah
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Gunnedah has a median age of 37, 3 years below the national comparison, with a social mix anchored by long-settled Anglo-Celtic ancestry. English ancestry counts 3,904 residents, Irish 1,098 and Scottish 975, while 6.2% were born overseas, 15.4 percentage points below the national figure. Christianity is the largest reported religion at 5,858 people, followed by no religion at 3,379. University attainment is 18.5%, 11.6 percentage points below the national comparison, aligning with the strong presence of machinery, trades and labour occupations. Average household size is 2.5, equal to the national comparison; couples with children make up 41.5% of families and one-parent families 18.0%. With 78.5% staying at the same address, turnover is lower than in a highly mobile urban community.
Age Distribution
Bedrooms
Dwelling Structure
88.1%
Houses
9.3%
Townhouse
2.2%
Apartment
Tenure
Gunnedah's housing is overwhelmingly detached and relatively spacious. Separate houses account for 88.1% of dwellings, compared with 9.3% semi-detached homes and 2.2% apartments. The bedroom mix reinforces that pattern: 43.1% have 3 bedrooms and 39.2% have 4 or more, while 2.5% have 0 or 1. This is a larger-home orientation than apartment-heavy markets and suits families, trades households and buyers needing storage. Tenure is split across 32.5% outright owners, 33.9% with a mortgage and 31.3% renters. Rent is $300 weekly, and the monthly mortgage figure is $1,517, equal to 22.4% of household income, below mortgage-stress territory. Vacancy at 10.1% is higher than in a tightly held market, improving choice but reducing scarcity.
Mortgage / mo
$1,517
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $300.
$518
Bond data Jun 2026 · houses $550 · units $395
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
41.5%
Couples with children
38.3%
Couples, no children
18.0%
Single parent
2,610
Total families
Economy & Employment
The economy has a strong resource and essential-services base. Mining leads at 16.9%, followed by healthcare at 14.6%, education at 12.9%, construction at 7.5% and other services at 6.3%. That mix helps explain why machinery and drivers lead occupations with 728 people, ahead of trades at 680, professionals at 670, labourers at 550 and managers at 539. Unemployment is 4.5%, participation is 60.0% and 2,951 workers are full time, a stronger labour position than a high-unemployment market. Household income is at the 51.1st percentile nationally, yet SEIFA IEO is decile 1, IRSAD decile 2, IRSD decile 3 and IER decile 4, all below the middle deciles. The gap suggests employment and essential services do not translate evenly into broad socioeconomic advantage.
Unemployment
4.5%
Labour Force
4,810
Unemployed
218
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.3%
Part-time
29.4%
Participation
60.0%
Employed
4,592
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
18.5%
Postgraduate
3.2%
Born Overseas
6.2%
Dwellings
3,801
Transport to Work
Daily life is strongly car-oriented. A high 77.0% drive as car drivers, compared with 3.2% using public transport and 3.5% walking or cycling, so households without a vehicle may face fewer practical options. Work from home is 8.7%, which adds some flexibility but does not replace local access. Four government schools serve the local mix: 2 primary schools, 1 secondary school and 1 school for specific purposes. Check enrolment zones against the exact address because boundaries can cut across the town. Gunnedah's density is 20.0 people per square kilometre across 518.06 square kilometres, giving it a lower-density feel than urban centres. Socioeconomic access is a consideration: IRSAD is decile 2 and IEO decile 1, both below middle-decile conditions. A current safety decision should use local police updates rather than assumptions based on density.
Drive
77.0%
Public Transport
3.2%
Walk / Cycle
3.5%
Work from Home
8.7%
Population Forecast
+0.71%/yr
(+72 people/yr)
EstablishedGrowth looks steady but not uniformly transformative. The annual trend is 0.71%, lower than a high-growth corridor, and the primary migration driver is overseas migration. Across the wider area, population change is 11.7% over 10 years, while the shift trajectory is Mixed. Affordability is marked Improving, moving from 41.2% in 2011 to 38.1% in 2021, and real income growth is 31.8%, which can support demand if local jobs keep pace. Gentrification signals conflict: one indicator gives a score of 4 and stage Not gentrifying, while the broader shift measure records a score of 53 and stage Active. Compared with a rapid redevelopment market, this points to incremental change rather than a clear reinvention. Rent growth of 50.0% means investors and renters may feel the transition before the built form changes.
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 can suit households wanting space, car access and a lower-density setting. It has 10,359 residents, 88.1% separate houses and a 77.0% car-driver share. The trade-offs are a 10.1% vacancy rate, limited public transport at 3.2% and socioeconomic scores below middle deciles, so needs vary by household.
What is the median house price in Gunnedah?
A current median house price should be checked through recent local sales, rather than inferred from the dwelling mix. Gunnedah is 88.1% separate houses, with 43.1% three-bedroom and 39.2% four-plus-bedroom dwellings. Vacancy is 10.1%, higher than a tightly held market, so condition and location can materially affect comparisons.
What schools are in Gunnedah?
Gunnedah has 4 schools: Gunnedah Public School and Gunnedah South Public School for primary years, Gunnedah High School for secondary years, and G S Kidd Memorial School for Specific Purposes. All 4 are government schools. Confirm enrolment zones for the exact address, as access can differ between nearby streets.
Is Gunnedah safe?
Safety should be checked through current NSW Police or council information because a reliable suburb-level crime rate is not available for comparison. Gunnedah has 10,359 residents across 518.06 square kilometres, but low density alone does not establish safety. Review recent incidents, street context and evening access before deciding.
Is Gunnedah good for property investment?
Gunnedah may suit an investor seeking a lower rent entry point and exposure to essential local industries, but vacancy is an important risk. Weekly rent is $300, renting households are 31.3% and vacancy is 10.1%, higher than a tightly held market. Rent growth is 50.0% and 120 development applications were recorded in 12 months, so returns depend on tenant depth and future supply.
How is Gunnedah's population changing?
Population change is positive but measured rather than rapid. The annual growth trend is 0.71%, and population change across the wider area is 11.7% over 10 years. Overseas migration is the primary driver, while the shift trajectory is Mixed. Compared with a high-growth corridor, this suggests gradual change, with rent growth of 50.0% likely to be felt before major physical change.
What development is occurring in Gunnedah?
Development activity is active in volume, with 120 applications over 12 months. Recent examples include a depot structure, a swimming pool and a shed or supporting structure. The mix points to property and infrastructure works as well as residential upkeep. Compared with a quiet planning year, the application count is higher, although activity does not automatically mean major housing expansion.
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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