Murrumbateman
Household income in the 98.7th percentile nationally sets Murrumbateman apart from comparable rural NSW localities, yet the suburb covers 139 square kilometres with only 3,607 residents at a density of 26 people per km2. Nearly all dwellings are separate houses (99.7%), and 72.4% have four or more bedrooms, a profile far above national norms. University qualifications reach 41.5%, which is 11.4 percentage points above the national average. Public administration employs 30.8% of the local workforce, reflecting proximity to Canberra, and the median house price reached $1,000,000 in 2024 to 2025.
Population
3,607
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$3,348/wk
DAs (12 months)iDevelopment Applications lodged in the past year
118
Median House
$1.0M
2024-2025 (PSI derived)
The current median house price is $1,000,000, up 26.2% from $863,750 in 2024 to $1,090,000 in 2025. That is a sharp one-year move, though the two-data-point price history limits conclusions. Monthly mortgage repayments average $2,600, giving a mortgage-to-income ratio of 17.9%, comfortably below the 30% stress threshold despite the seven-figure entry price. Separate houses make up 99.7% of stock, and 72.4% of dwellings have four or more bedrooms, so buyers get genuine space compared to metro Sydney or Canberra unit markets. The 64.0% mortgage belt means most owners are still paying off their homes, suggesting a relatively recent wave of settlement rather than long-established equity holders.
For Buyers
The current median house price is $1,000,000, up 26.2% from $863,750 in 2024 to $1,090,000 in 2025. That is a sharp one-year move, though the two-data-point price history limits conclusions. Monthly mortgage repayments average $2,600, giving a mortgage-to-income ratio of 17.9%, comfortably below the 30% stress threshold despite the seven-figure entry price. Separate houses make up 99.7% of stock, and 72.4% of dwellings have four or more bedrooms, so buyers get genuine space compared to metro Sydney or Canberra unit markets. The 64.0% mortgage belt means most owners are still paying off their homes, suggesting a relatively recent wave of settlement rather than long-established equity holders.
For Investors
Rental demand is thin: only 6.6% of dwellings are rented, compared to national averages well above 30%, and the vacancy rate sits at 4.3%. Weekly rent of $528 against a $1,000,000 median implies a gross yield around 2.7%, low for the risk profile of a low-liquidity rural market. Development activity is active at 109 applications in 12 months, mostly new dwellings and complying development certificates, indicating continued residential expansion. Net overseas migration contributes 92 residents annually while internal migration drains 23, producing a small but positive net flow. Population is forecast to reach roughly 4,198 by 2031 under the medium scenario, modest organic growth that limits short-term rental yield pressure.
Development Activity
Total DAs
601
Last 12 Months
118
YoY ChangeiYear-over-year change in DA lodgements
-2.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Murrumbateman iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Murrumbateman Public School
K-6 · 171 students
Demographics
The median age is 40, level with the national figure, but the trajectory is aging: the senior share rose 5.4 points and the working-age share fell 1.3 points over the decade. Overseas-born residents account for 14.4%, which is 7.2 percentage points below the national figure, reflecting the strongly Anglo-Celtic ancestry profile led by English (1,613), Irish (485) and Scottish (453). University qualifications at 41.5% run 11.4 percentage points above national. Average household size is 3.1, above the national average by 0.6, consistent with the family-oriented four-plus-bedroom stock. The volunteering rate of 22.6% is high, and only 4.3% of residents need daily assistance.
Age Distribution
Bedrooms
Dwelling Structure
99.7%
Houses
N/A
Townhouse
0.3%
Apartment
Tenure
Housing tenure splits between mortgage holders (64.0%) and outright owners (29.4%), with renters at just 6.6%, far below the national share. That mortgage dominance is consistent with a suburb that expanded substantially in the 2010s, attracting professional families commuting to Canberra who were buying rather than renting. Prices moved from $863,750 in 2024 to $1,090,000 in 2025, a 26.2% one-year rise, though the short price history makes annualised comparisons unreliable. Four-plus bedroom dwellings account for 72.4% of stock, and 99.7% of homes are separate houses, meaning the market is almost exclusively detached family homes. Rent-to-income at 15.8% puts tenants well below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,600
Rent / wk
$528
HH Size
3.1
Personal Income / wk
$1,389
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
51
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.7%
Couples, no children
3,258
Total families
Economy & Employment
Public administration is the dominant sector at 30.8% (442 workers), a proportion far above typical suburb averages and explained by the 40-minute commute to Canberra's government precinct. Education (12.6%) and Professional/Technical services (12.0%) rank second and third, followed by Construction (11.2%) and Healthcare (9.5%). By occupation, Professionals (527) and Managers (438) lead the field, with Clerical/Admin (298) third. The unemployment rate is 3.1% and full-time employment runs at 70.2%. The suburb scores decile 9 on all four SEIFA indexes, placing it in the top 10% nationally on education and occupation (IEO), economic resources (IER), relative disadvantage (IRSD) and overall advantage (IRSAD).
Unemployment
2.1%
Labour Force
2,316
Unemployed
48
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
70.2%
Part-time
26.7%
Participation
70.3%
Employed
1,916
Occupations
Top Industries
University
41.5%
Postgraduate
13.5%
Born Overseas
14.4%
Dwellings
1,132
Transport to Work
Transport is car-dependent: 91.0% of residents drive to work, and only 0.5% use public transport, far below national averages. That reflects the 139 km2 low-density layout and the absence of rail links, meaning most households need at least one car. The suburb scores decile 9 on IRSAD, placing it in the top 10% nationally for relative advantage. No schools are recorded inside the suburb boundary in this dataset, so families typically rely on nearby Yass or Canberra institutions. The volunteering rate of 22.6% and mortgage-to-income ratio of 17.9% both indicate a financially stable, community-engaged population. Housing stress is absent by standard measures, with rent-to-income at 15.8% and mortgage-to-income at 17.9%.
Drive
91.0%
Public Transport
0.5%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+0.43%/yr
(+18 people/yr)
EstablishedPopulation growth is slow but positive at 0.43% annually, adding roughly 18 people per year. The 10-year change was 2.5%, modest for a greenfield-adjacent rural area. Medium forecasts project a population of about 4,198 by 2031, up from the current 3,607. Overseas migration is the primary driver at a net 92 per year, partially offset by net internal outflow of 23. The gentrification score is effectively zero since the suburb already sits at SEIFA decile 9 across all indexes, leaving little room for further socioeconomic shift. Affordability improved from 61.9% in 2011 to 49.3% in 2021, a positive trend despite the $1,000,000 median, likely reflecting faster income growth than national averages.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+92
Net Internal / yr
-23
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Murrumbateman compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Murrumbateman a good suburb to live in?
Murrumbateman ranks in the top 10% nationally on all four SEIFA indexes (decile 9), and household income sits in the 98.7th percentile. University qualifications reach 41.5%, which is 11.4 points above national. The main trade-offs are high car dependency (91.0% drive), no recorded schools inside the boundary, and a $1,000,000 median house price.
What is the median house price in Murrumbateman?
The median house price is $1,000,000 for 2024 to 2025. Prices rose 26.2% from $863,750 in 2024 to $1,090,000 in 2025. Monthly mortgage repayments average $2,600, giving a mortgage-to-income ratio of 17.9%, below the 30% stress level.
What schools are in Murrumbateman?
No schools are recorded inside the Murrumbateman boundary in this dataset. Families generally rely on schools in nearby Yass or Canberra. Locally, 41.5% of residents hold university qualifications, which is 11.4 percentage points above the national average.
Is Murrumbateman safe?
Detailed crime statistics are not available for Murrumbateman in this dataset. As an indirect measure, the suburb scores decile 9 on the IRSD index of relative disadvantage, placing it in the top 10% nationally, and only 4.3% of residents need daily assistance. Both signals are consistent with a low-disadvantage area.
Is Murrumbateman good for property investment?
The investment case is mixed. Weekly rent of $528 against a $1,000,000 median implies a gross yield around 2.7%, and only 6.6% of dwellings are rented, so the tenant pool is small. The 4.3% vacancy rate is elevated for a 6.6% renter share. Population is projected to reach 4,198 by 2031, providing limited demand growth. Returns depend heavily on continued capital growth rather than yield.
How is Murrumbateman's population changing?
Population is growing slowly at 0.43% per year, adding around 18 people annually. The 10-year change was 2.5%, and medium forecasts reach about 4,198 by 2031. Overseas migration drives 92 net arrivals annually while internal migration removes 23, giving a small positive net flow.
How much development is happening in Murrumbateman?
There were 109 development applications lodged in the past 12 months, including new dwelling houses and complying development certificates for structures and pools. The high four-plus-bedroom share of 72.4% and 99.7% detached house dominance reflect a suburb still oriented toward new family home construction rather than infill or apartment development.
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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