Lower King
With 46.5% of dwellings owned outright and a median house price of $407,000, Lower King sits well below the national median, making it one of the more accessible owner-occupier suburbs in the Albany region. The population of 1,890 skews older, with a median age of 48 that is 8 years above the national figure, and 99% of dwellings are separate houses on 9.07 square kilometres. Household income lands at the 43.9th percentile nationally, reflecting a workforce concentrated in healthcare (23.6%) and education (16%). The gentrification score of 33 signals early-stage change, with population up 31% since 2011 and net internal migration averaging 61 arrivals per year.
Population
1,890
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,448/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$407K
Estimated from rent (2025)
The $407,000 median house price positions Lower King as affordable compared to state and national benchmarks. Monthly mortgage repayments average $1,619, and the mortgage-to-income ratio sits at 25.8%, below the 30% stress threshold, meaning most buyers are not financially stretched. The stock is overwhelmingly separate houses at 99%, with 46.1% of dwellings having four or more bedrooms and another 46.1% at three bedrooms, so family-sized homes dominate. Only 12% of residents rent, with 46.5% owning outright and 41.5% carrying a mortgage. This split, where outright owners nearly match mortgage holders, points to an established, long-settled community rather than a suburb under active turnover. Rent-to-income at 22.1% keeps tenants comfortable below the stress threshold.
For Buyers
The $407,000 median house price positions Lower King as affordable compared to state and national benchmarks. Monthly mortgage repayments average $1,619, and the mortgage-to-income ratio sits at 25.8%, below the 30% stress threshold, meaning most buyers are not financially stretched. The stock is overwhelmingly separate houses at 99%, with 46.1% of dwellings having four or more bedrooms and another 46.1% at three bedrooms, so family-sized homes dominate. Only 12% of residents rent, with 46.5% owning outright and 41.5% carrying a mortgage. This split, where outright owners nearly match mortgage holders, points to an established, long-settled community rather than a suburb under active turnover. Rent-to-income at 22.1% keeps tenants comfortable below the stress threshold.
For Investors
At a 12% renter share and $320 weekly rent, Lower King offers limited rental scale compared to higher-density suburbs. The vacancy rate of 11.1% is elevated, indicating more supply than current rental demand, which creates risk for landlords purchasing at the $407,000 median. Against that rent, the gross yield is roughly 4.1%, above the national average for comparable markets. Net internal migration averages 61 arrivals per year and overseas migration adds 19, giving a balanced demand base. Population grew 22.3% over the past decade and is forecast to reach 6,235 by 2031 at an annual rate of 1.47%, supporting gradual demand growth. Zero development applications in the past 12 months means no new supply is entering the market near term.
Demographics
The median age of 48 is 8 years above the national average, and the trajectory is aging, with the senior share rising 7.1 points over the decade and the working-age share falling 2.2 points. This compares with a younger national profile where the median age is around 40. University qualifications reach 25.1%, which is 5 points below the national figure, reflecting a workforce more concentrated in trade and service roles. Overseas-born residents make up 19.4%, about 2.2 points below the national average. Ancestry is strongly Anglo-Celtic, led by English (972), Scottish (224) and Irish (171). Couples without children account for 34.5% of families, consistent with the older age profile, and average household size of 2.5 matches the national figure. Volunteering is high at 24.6%, a signal of community engagement.
Age Distribution
Bedrooms
Dwelling Structure
99.0%
Houses
0.6%
Townhouse
0.4%
Apartment
Tenure
Lower King is almost entirely a suburb of detached houses, with 99% of dwellings in that category and apartments accounting for just 0.4%. Bedroom size skews large: 46.1% of homes have four or more bedrooms and 46.1% have three bedrooms, leaving only a small share in smaller configurations. Tenure is owner-dominated: 46.5% own outright, 41.5% carry a mortgage and 12% rent, well below national renter averages. Outright owners nearly matching mortgage holders indicates a stable, long-established base rather than speculative activity. The estimated median house price of $407,000 is lower than state and national medians. Monthly mortgage repayments of $1,619 imply a mortgage-to-income ratio of 25.8%, safely below the 30% stress threshold, and weekly rent of $320 translates to a rent-to-income of 22.1%.
Mortgage / mo
$1,619
Rent / wk
$320
HH Size
2.5
Personal Income / wk
$727
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.1%
Unoccupied
86
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Ancestry
Household Composition
34.5%
Couples, no children
1,514
Total families
Economy & Employment
Healthcare is the largest employing sector at 23.6% of workers (137 residents), followed by Education at 16% (93) and Construction at 10.5% (61). This pattern, where health and education together account for nearly 40% of employment, is common in regional service centres near Albany. By occupation, Professionals (189) are the largest group, ahead of Community and Personal services (118) and Labourers (98). Full-time employment runs at 55.8% and the unemployment rate is 3.6%, with a participation rate of 54.9% reflecting the older age structure. SEIFA scores reveal a nuanced picture: the IER (economic resources) decile is 7, higher than national average, while the IRSAD (relative socio-economic advantage and disadvantage) sits at decile 4, indicating moderate disadvantage. Real incomes grew 6.7% over the decade, below the pace needed to close the 43.9th-percentile income ranking.
Unemployment
2.3%
Labour Force
2,888
Unemployed
65
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.8%
Part-time
40.6%
Participation
54.9%
Employed
835
Occupations
Top Industries
University
25.1%
Postgraduate
4.8%
Born Overseas
19.4%
Dwellings
693
Transport to Work
Car dependency is high, with 91.3% of residents driving to work, far above the national average, and only 0.8% using public transport, reflecting the suburban layout across 9.07 square kilometres. Walking and cycling account for 1.3% of commutes. No schools are recorded within the suburb boundary, so families travel to neighbouring areas for education. The IRSAD decile of 4 places Lower King below the national median for socio-economic advantage, while the IER decile of 7 indicates stronger household economic resources than the advantage index alone would suggest. Only 3.9% of residents (70 people) need daily assistance, a low figure consistent with a largely independent population. Mortgage stress is absent at 25.8% of income, and rent stress is also below threshold at 22.1%, indicating financial stability for most households.
Drive
91.3%
Public Transport
0.8%
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+1.47%/yr
(+85 people/yr)
EstablishedLower King grew 22.3% over the past decade and is forecast to add around 85 residents per year, reaching an estimated 6,235 by 2031 under the medium scenario. The annual growth rate of 1.47% is above the national average for established suburbs of this size. Migration is balanced: internal arrivals average 61 per year and overseas migration adds 19, with no dominant source pushing the population in one direction. Gentrification signals are emerging, with the score of 33 and signals including population up 31% since 2011 and turnover accelerating from 11% to 18%. Affordability improved from 50.6% of income in 2011 to 47.6% in 2021, a gradual easing. Rent growth of 23.6% over the period is significant and suggests landlords are capturing some of the demand increase.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+19
Net Internal / yr
+61
Gentrification Signal
Early signs
Population +31% since 2011, Net internal migration +61/yr, Accelerating: 11% → 18%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Lower King compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Lower King a good suburb to live in?
Lower King suits owner-occupiers seeking affordable, spacious housing in a quiet setting. The median house price of $407,000 is below state and national medians, mortgage-to-income is 25.8% (below the 30% stress threshold), and 46.5% of residents own their home outright. The IRSAD decile of 4 indicates moderate disadvantage nationally, and there are no schools recorded inside the suburb boundary.
What is the median house price in Lower King?
The estimated median house price is $407,000 (based on 2025 rent data). Weekly rent averages $320 and monthly mortgage repayments run about $1,619, giving a mortgage-to-income ratio of 25.8%. The suburb's prices are lower than both the state and national medians.
What schools are in Lower King?
No schools are recorded inside Lower King's boundary in this dataset, so residents rely on schools in the broader Albany area. Despite this, 25.1% of residents hold university qualifications, which is 5 points below the national average, and healthcare and education together employ nearly 40% of the local workforce.
Is Lower King safe?
Specific crime statistics are not available for Lower King in this dataset. As an indirect indicator, the suburb's IRSD decile is 5, near the national median for relative disadvantage, and only 3.9% of its 1,890 residents need daily assistance. The low renter share of 12% is generally associated with lower transience and stable communities.
Is Lower King good for property investment?
Weekly rent of $320 against a $407,000 median implies a gross yield around 4.1%, above national averages for comparable markets. However, the vacancy rate of 11.1% is elevated, signalling more supply than current demand. Population growth of 1.47% per year and gentrification signals (score 33, population up 31% since 2011) support a gradual improvement in conditions.
How is Lower King's population changing?
Lower King's population grew 22.3% over the past decade and stands at 1,890 today. The suburb is forecast to reach approximately 6,235 residents by 2031 at an annual rate of 1.47%. Net internal migration averages 61 arrivals per year, but the trajectory is aging, with the senior share rising 7.1 points over the decade.
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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