Isabella Plains
Household incomes in Isabella Plains sit at the 81.4th percentile nationally, yet the median house price of $584,000 remains well below the ACT average, making this a rare pocket of Canberra's south where professional incomes have not yet fully capitalised into prices. The suburb covers only 2.5 sq km with 4,329 residents and a density of 1,735 per sq km, giving it a compact, established feel. Three-bedroom separate houses dominate at 60.2% of dwellings within a 75.5% detached-house stock. The trajectory is aging: the senior share has grown 7.6 points over the decade while the working-age share fell 1.7 points, a pattern driven by original owner-occupiers staying put rather than moving on.
Population
4,329
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,131/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$584K
Estimated from rent (2025)
The estimated median house price of $584,000 is relatively accessible for a suburb where household income reaches the 81.4th percentile nationally, producing a mortgage-to-income ratio of 20.4%, well below the 30% stress threshold. Stock is overwhelmingly family-oriented, with 75.5% separate houses and 60.2% of all dwellings having 3 bedrooms, while 30.3% offer 4 or more bedrooms. Monthly mortgage repayments average $1,880. Outright owners at 29.4% and mortgage holders at 50.4% together account for nearly 80% of occupied dwellings, signalling a settled owner-occupier base. Semi-detached housing accounts for the remaining 24.5%, providing a lower entry point for buyers priced out of the detached market.
For Buyers
The estimated median house price of $584,000 is relatively accessible for a suburb where household income reaches the 81.4th percentile nationally, producing a mortgage-to-income ratio of 20.4%, well below the 30% stress threshold. Stock is overwhelmingly family-oriented, with 75.5% separate houses and 60.2% of all dwellings having 3 bedrooms, while 30.3% offer 4 or more bedrooms. Monthly mortgage repayments average $1,880. Outright owners at 29.4% and mortgage holders at 50.4% together account for nearly 80% of occupied dwellings, signalling a settled owner-occupier base. Semi-detached housing accounts for the remaining 24.5%, providing a lower entry point for buyers priced out of the detached market.
For Investors
The rental market in Isabella Plains is thin but stable. At 20.2% renter share and weekly rent of $450, gross yield against the $584,000 median sits near 4.0%, above typical inner-city ACT levels. Vacancy of 4.0% is elevated compared to the broader ACT, suggesting limited rental scarcity. Net overseas migration adds only 21 residents per year while net internal migration removes 54, so demand growth is modest. Development activity is low at 3 applications in 12 months, all amendments or single-dwelling works, meaning no new supply pressure in the near term. The income base is strong at the 81.4th national percentile, which underpins rent-paying capacity, but investors should weigh the 4.0% vacancy against limited population growth projections of around -9 persons per year.
Development Activity
Total DAs
29
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
-40.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Isabella Plains iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary MacKillop College
7-12 · 2088 students
Isabella Plains Early Childhood School
K-2 · 69 students
Demographics
The median age of 36 is 4 years below the national figure, though the trajectory points toward rapid aging: the senior share has climbed 7.6 points over the decade while young adult share fell 0.9 points, suggesting the suburb is maturing with its original families rather than attracting new young households. University qualifications reach 34.1%, which is 4 points above the national average. Overseas-born residents account for 23.6%, slightly above the national figure. Ancestry is predominantly Anglo-Celtic, led by English (1,540 residents), Irish (416), and Scottish (415). South Asian communities are present, with Indian ancestry recorded for 201 residents and languages including Punjabi (31 speakers) and Malayalam (29). Average household size of 2.6 is marginally above the national figure.
Age Distribution
Bedrooms
Dwelling Structure
75.5%
Houses
24.5%
Townhouse
N/A
Apartment
Tenure
Isabella Plains is owned-occupier territory: 29.4% own outright and 50.4% carry a mortgage, leaving just 20.2% renting, which is low compared to most ACT suburbs. Detached houses make up 75.5% of stock, with 24.5% semi-detached and virtually no apartments. Bedroom composition reinforces the family character: 60.2% have 3 bedrooms and 30.3% have 4 or more, compared to a national mix where smaller dwellings are more common. Mortgage-to-income of 20.4% and rent-to-income of 21.1% both sit below the 30% stress threshold, reflecting the alignment between the 81.4th-percentile income base and the $584,000 median price. Only 5.4% of residents need daily assistance, consistent with a working-age, relatively healthy community.
Mortgage / mo
$1,880
Rent / wk
$450
HH Size
2.6
Personal Income / wk
$1,084
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.0%
Unoccupied
68
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.1%
Couples, no children
3,641
Total families
Economy & Employment
Public administration dominates the local workforce at 29.8% (455 workers), reflecting the suburb's position within Canberra's government employment belt. Healthcare follows at 17.3% (264 workers) and Construction at 9.6% (147). By occupation, Professionals lead at 496 workers, closely tracked by Clerical and Admin at 404 and Community and Personal Services at 303. The unemployment rate of 3.7% and full-time employment rate of 71.9% are consistent with a stable, government-sector-anchored economy. Real income grew 2.4% over the decade. SEIFA ranks the suburb at decile 7 on IRSAD and IEO, above the national median on economic resources (IER decile 8), reflecting solid but not exceptional advantage relative to the ACT as a whole.
Unemployment
5.5%
Labour Force
2,417
Unemployed
134
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.9%
Part-time
24.4%
Participation
63.8%
Employed
2,109
Occupations
Top Industries
University
34.1%
Postgraduate
8.3%
Born Overseas
23.6%
Dwellings
1,605
Transport to Work
Car dependency is high at 89.2% of commuters driving, with public transport used by only 3.5% and active travel by 0.7%, lower than the ACT average. The suburb scores IRSAD decile 7 nationally, above the median for Australia but below the upper deciles that characterise Canberra's more affluent areas. Housing stress is absent: both mortgage-to-income (20.4%) and rent-to-income (21.1%) are comfortably below the 30% threshold. The volunteering rate of 14.0% points to a moderately engaged community. No schools are recorded within the Isabella Plains boundary in this dataset, so families depend on institutions in neighbouring suburbs. The 4.0% dwelling vacancy rate is worth noting for prospective renters, as it suggests reasonable availability of rental stock.
Drive
89.2%
Public Transport
3.5%
Walk / Cycle
0.7%
Work from Home
N/A
Population Forecast
-0.21%/yr
(-9 people/yr)
EstablishedIsabella Plains is in gradual, structural decline: annual population growth of -0.21% equals approximately 9 fewer residents per year, and the medium forecast projects the population falling from 4,329 today to around 4,247 by 2031. The 10-year growth rate was just 0.3%. Net internal migration removes 54 residents annually while overseas migration adds only 21, so the suburb loses people on balance each year. The gentrification score is 0 and the suburb is not gentrifying, consistent with its established, slow-turnover character: 79.8% of residents stayed in place between 2016 and 2021. Affordability actually improved over the decade, from 44.7% in 2011 to 41.5% in 2021, suggesting the income base rose faster than dwelling costs, which is atypical for Canberra broadly.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+21
Net Internal / yr
-54
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Isabella Plains compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Isabella Plains a good suburb to live in?
Isabella Plains scores IRSAD decile 7 nationally, above the median, with household incomes at the 81.4th percentile. Housing stress is low: mortgage-to-income sits at 20.4% and rent-to-income at 21.1%. The main trade-offs are high car dependency (89.2% of commuters drive) and a slow-declining population of around 4,329 residents.
What is the median house price in Isabella Plains?
The estimated median house price is $584,000. Weekly rent averages $450 and monthly mortgage repayments run about $1,880. With household incomes at the 81.4th national percentile, the mortgage-to-income ratio sits at a comfortable 20.4%, well below the 30% stress threshold.
What schools are in Isabella Plains?
No schools are recorded within the Isabella Plains boundary in this dataset. Families rely on schools in neighbouring suburbs such as Tuggeranong. The local population is well-educated, with 34.1% holding university qualifications, which is 4 percentage points above the national average.
Is Isabella Plains safe?
Specific crime statistics are not available for Isabella Plains in this dataset. As an indirect indicator, the suburb scores IRSD decile 7 nationally, above the national median for relative disadvantage, and only 5.4% of its 4,329 residents need daily assistance, both consistent with a stable, low-disadvantage community.
Is Isabella Plains good for property investment?
Weekly rent of $450 against a $584,000 median implies a gross yield near 4.0%, reasonable for the ACT. However, vacancy sits at 4.0%, above tight market levels, and population is declining at around 9 persons per year. The strong income base at the 81.4th national percentile supports rent-paying capacity, but capital growth will depend on broader ACT market conditions.
How is Isabella Plains's population changing?
Population is declining slowly at -0.21% per year, approximately 9 fewer residents annually. The medium forecast projects a fall from 4,329 today to around 4,247 by 2031. Net internal migration removes 54 residents a year while overseas migration adds only 21. The 10-year historical growth rate was just 0.3%.
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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