Murrumba Downs
Rapid growth is the standout signal in Murrumba Downs: a 10,795 person suburb with a forecast annual growth rate of 3.7% and a housing base still led by detached homes. Compared with nearby Kallangur, Griffin and North Lakes, its key distinction is the 73.6% separate house share paired with a mortgage belt profile, with 43.6% of dwellings under mortgage. Household income sits at the 65.9 percentile, above the national middle, while the median age of 39 is 1 year below the national figure. That mix points to family demand because larger homes and commuting access remain central to local appeal.
Population
10,795
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,827/wk
DAs (12 months)iDevelopment Applications lodged in the past year
16
Median House
$480K
Estimated from rent (2025)
Homebuyers are mainly looking at a house and townhouse market rather than apartments, because 73.6% of dwellings are separate houses, 26.4% are semi detached and only 0.1% are apartments. With no current median house price available, affordability is best read through repayments: the median mortgage is $1,863 per month and mortgage costs take 23.5% of income, below common stress thresholds. Space is a major draw, with 55.5% of homes having 4 or more bedrooms, higher than the 35.3% with 3 bedrooms. The 43.6% mortgage share also shows active upgrader and family buyer demand.
For Buyers
Homebuyers are mainly looking at a house and townhouse market rather than apartments, because 73.6% of dwellings are separate houses, 26.4% are semi detached and only 0.1% are apartments. With no current median house price available, affordability is best read through repayments: the median mortgage is $1,863 per month and mortgage costs take 23.5% of income, below common stress thresholds. Space is a major draw, with 55.5% of homes having 4 or more bedrooms, higher than the 35.3% with 3 bedrooms. The 43.6% mortgage share also shows active upgrader and family buyer demand.
For Investors
For investors, Murrumba Downs is more income and growth led than yield scarce prestige buying. Renters make up 28.1% of households, lower than the 43.6% under mortgage, so the tenant pool is meaningful but not dominant. Median rent is $360 per week and vacancy is 4.2%, which is higher than a very tight rental market and means pricing needs discipline. Demand is supported because the forecast points to 3.7% annual growth, 323 net internal migrants a year and 237 net overseas migrants a year. Development activity is moderate, with 13 applications in 12 months rather than a large apartment pipeline.
Development Activity
Total DAs
31
Last 12 Months
16
YoY ChangeiYear-over-year change in DA lodgements
+23.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Murrumba Downs iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Living Faith Lutheran Primary School
Prep-6 · 567 students
Undurba State School
Prep-6 · 919 students
Murrumba State Secondary College
7-12 · 1682 students
Demographics
Murrumba Downs skews slightly younger and more family based than the national profile. The median age is 39, which is 1 year below the national benchmark, and average household size is 2.7, sitting 0.2 above the national figure. Overseas born residents are 23.9%, 2.3 percentage points above national, while university attainment is 27.2%, 2.9 points below national. English ancestry is the largest group at 4,505 people, followed by Scottish at 1,135 and Irish at 1,103. Punjabi, Hindi and Afrikaans speakers add smaller migrant layers, because internal and overseas movement both feed population growth.
Age Distribution
Bedrooms
Dwelling Structure
73.6%
Houses
26.4%
Townhouse
0.1%
Apartment
Tenure
The housing structure is strongly owner occupier and family sized. Outright owners are 28.3%, mortgage holders are higher at 43.6%, and renters are 28.1%, so ownership still outweighs renting. A published median house price is not available, but household pressure looks contained: rent takes 19.7% of income and mortgages take 23.5%, both below common stress levels. The bedroom profile explains the family pull, with 55.5% of homes having 4 or more bedrooms and 35.3% having 3. Apartments are almost absent at 0.1%, meaning supply is less flexible than in denser centres.
Mortgage / mo
$1,863
Rent / wk
$360
HH Size
2.7
Personal Income / wk
$857
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.2%
Unoccupied
174
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.3%
Couples, no children
9,198
Total families
Economy & Employment
Local workers are tied to stable service sectors, with healthcare the largest industry at 19.1%, ahead of education at 11.6%, construction at 10.1%, retail at 8.4% and public admin at 8.1%. Professionals are the biggest occupation group at 1,004 people, followed by clerical and admin workers at 825 and managers at 719. Employment is relatively steady, with unemployment at 4.8% and a 66.6% full time rate. SEIFA is middle to upper middle: IEO decile 5 is lower than IER decile 7, while IRSD and IRSAD are both decile 6, suggesting resources are stronger than education and occupation scores alone imply.
Unemployment
4.2%
Labour Force
16,435
Unemployed
684
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.6%
Part-time
28.6%
Participation
59.7%
Employed
4,890
Occupations
Top Industries
University
27.2%
Postgraduate
5.1%
Born Overseas
23.9%
Dwellings
3,912
Transport to Work
Livability is car oriented and school anchored. Car drivers account for 87.5% of commuting, far higher than the 4.8% using public transport and 1.3% walking or cycling, so daily convenience depends heavily on road access. The suburb has 3 schools with ICSEA scores from 1001 to 1080: Living Faith Lutheran Primary is the highest at 1080 with 567 students, while Murrumba State Secondary College has scale with 1,682 enrolments. The Government and Independent mix gives families choice, and IRSAD decile 6 sits above the national middle, supporting a solid but not elite amenity profile.
Drive
87.5%
Public Transport
4.8%
Walk / Cycle
1.3%
Work from Home
N/A
Population Forecast
+3.7%/yr
(+1,004 people/yr)
EstablishedGrowth is the clearest forward signal. The forecast trend is 3.7% a year, or about 1,004 additional people annually, with the medium population path rising to 33,470 by 2031. Internal migration is the primary driver at 323 net people a year, higher than the 237 net overseas migrants a year, so demand is strongly linked to households moving within Australia for family housing. The shift record shows 96.4% population growth over 10 years and 8.6% rent growth, while the gentrification score is 0 and stage is New development. That means change is more about expansion than prestige reinvention.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+237
Net Internal / yr
+323
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Murrumba Downs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Murrumba Downs a good suburb to live in?
Yes for buyers wanting family scale and growth. The suburb has 73.6% separate houses, 55.5% of homes with 4 or more bedrooms and household income at the 65.9 percentile, above the national middle.
What is the median house price in Murrumba Downs?
A current median house price is not available. Affordability can still be read through the $1,863 median monthly mortgage, with mortgage costs at 23.5% of income and rent at 19.7%.
What schools are in Murrumba Downs?
There are 3 local schools: Living Faith Lutheran Primary with ICSEA 1080 and 567 students, Undurba State School with ICSEA 1012 and 919 students, and Murrumba State Secondary College with ICSEA 1001 and 1,682 students.
Is Murrumba Downs safe?
A suburb level crime rate is not available. Broader context is moderate, with IRSD and IRSAD both in decile 6 and 87.5% of commuters driving, so buyers should still check street by street conditions.
Is Murrumba Downs good for property investment?
It suits investors seeking population led demand rather than a very tight vacancy play. Renters are 28.1%, median rent is $360 per week, vacancy is 4.2% and forecast growth is 3.7% a year.
How is Murrumba Downs's population changing?
The growth outlook is strong. The forecast adds about 1,004 people a year at 3.7%, with the medium path reaching 33,470 by 2031 and internal migration adding 323 net people annually.
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.
Explore Murrumba Downs on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map