Murwillumbah
Both rent stress (30.2%) and mortgage stress (34.9%) exceed the 30% threshold in Murwillumbah, the only suburb in this batch with both flags triggered. Household income in the 21st percentile sits in the bottom quarter nationally, yet the $856,000 median house price is well above what local wages support. This affordability disconnect explains the IRSAD decile 2 and IRSD decile 2, both in the bottom 20% nationally. Despite this, the suburb functions as a regional service centre: Healthcare (22.6%) and Education (14.4%) employ over a third of workers, and 9 schools operate within the boundaries, serving the broader Tweed hinterland.
Population
7,616
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,147/wk
DAs (12 months)iDevelopment Applications lodged in the past year
70
Median House
$856K
2024-2025 (PSI derived)
The $856,000 median (2025 PSI derived) rose 8.5% from $820,000 in 2024. Detached houses at 76.0% dominate, with apartments at 16.2% and semi-detached at 7.3%. Three-bedroom homes at 42.8% lead, with 4+ bedrooms at 29.8% and two-bedroom at 22.5%. Monthly mortgage of $1,733 produces a mortgage-to-income ratio of 34.9%, well above the 30% stress threshold. Weekly rent of $346 delivers a rent-to-income ratio of 30.2%, also exceeding the stress benchmark. Nine schools serve the suburb, with ICSEA scores ranging from 935 to 1,071, spanning below and above the national benchmark. Car dependency at 88.3% is high, with walking/cycling at 5.2%.
For Buyers
The $856,000 median (2025 PSI derived) rose 8.5% from $820,000 in 2024. Detached houses at 76.0% dominate, with apartments at 16.2% and semi-detached at 7.3%. Three-bedroom homes at 42.8% lead, with 4+ bedrooms at 29.8% and two-bedroom at 22.5%. Monthly mortgage of $1,733 produces a mortgage-to-income ratio of 34.9%, well above the 30% stress threshold. Weekly rent of $346 delivers a rent-to-income ratio of 30.2%, also exceeding the stress benchmark. Nine schools serve the suburb, with ICSEA scores ranging from 935 to 1,071, spanning below and above the national benchmark. Car dependency at 88.3% is high, with walking/cycling at 5.2%.
For Investors
Renters at 31.4% provide a substantial pool. Weekly rent of $346 against the $856,000 median produces gross yield of approximately 2.1%, below the national average. The 6.3% vacancy rate is moderate. Rent grew 40.0% over the decade, outpacing income growth and tightening affordability for tenants, many of whom already face rent stress. Development activity at 68 DAs in 12 months is moderate, mostly alterations and additions. Population grows at 0.75% per year (71 persons), with balanced migration. The not-gentrifying status (score 4) and IRSAD decile 2 suggest limited capital growth potential, though the 8.5% latest-year price gain indicates some momentum.
Development Activity
Total DAs
363
Last 12 Months
70
YoY ChangeiYear-over-year change in DA lodgements
+20.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Murwillumbah iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Mount St Patrick College
7-12 · 823 students
The Small School
K-10 · 67 students
Mount St Patrick Primary School
K-6 · 373 students
Sathya Sai College
K-12 · 280 students
Tweed Valley Adventist College
K-12 · 381 students
Demographics
The median age of 46 is 6 years above the national median. University qualifications at 23.5% are 6.6 points below national. Overseas-born at 14.2% is 7.4 points below national, the lowest in this batch, with English (3,276), Irish (1,125) and Scottish (919) ancestries dominant. Punjabi (35), French (17) and German (12) are the top non-English languages in very small numbers. Average household size of 2.4 is slightly below national. Need for assistance at 9.0% (632 people) is well above average, the highest rate in this batch. Labour force participation at 48.2% is one of the lowest in this dataset, with 2,509 people not in the labour force.
Age Distribution
Bedrooms
Dwelling Structure
76.0%
Houses
7.3%
Townhouse
16.2%
Apartment
Tenure
Outright owners at 35.9% lead, followed by mortgage holders at 32.6% and renters at 31.4%, a more even three-way split than most suburbs. Stock is 76.0% detached, 16.2% apartments and 7.3% semi-detached. The apartment share is notable for a regional town and reflects its service centre role. Prices rose from $820,000 to $890,000 over 2024-2025, an 8.5% gain. Both stress flags are triggered: mortgage-to-income at 34.9% and rent-to-income at 30.2%. The IRSD decile 2 confirms significant socioeconomic disadvantage, and the gap between property prices and incomes is the primary structural issue.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$346
HH Size
2.4
Personal Income / wk
$604
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
200
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
30.2% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.9% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.0%
Couples, no children
5,644
Total families
Economy & Employment
Healthcare dominates at 22.6% (444 workers), followed by Education at 14.4% (283), Construction at 9.5% (187), Public Admin at 8.1% (160) and Retail at 7.2% (142). The healthcare share is above the national average and reflects regional service provision for the Tweed hinterland. Professionals (545) and Community/Personal (472) lead occupations, with Labourers (378) in third place. Full-time employment at 53.6% is below average, and unemployment at 5.9% is above the national rate. Participation at 48.2% is very low. All 4 SEIFA deciles sit at 2-3, the lowest in this batch, indicating broad disadvantage across education, economic resources and overall socioeconomic metrics.
Unemployment
4.2%
Labour Force
4,285
Unemployed
182
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.6%
Part-time
40.5%
Participation
48.2%
Employed
2,826
Occupations
Top Industries
University
23.5%
Postgraduate
4.4%
Born Overseas
14.2%
Dwellings
2,964
Transport to Work
Nine schools serve Murwillumbah, the most in this batch, reflecting its role as a regional centre. ICSEA scores range from Mount St Patrick College (Catholic secondary, 1,071, 823 students) and The Small School (independent, 1,071, 67) at the top, to Wollumbin High (government, 938, 161) and Murwillumbah East Public (government, 935, 152) at the lower end. Car dependency at 88.3% is high, with walking/cycling at 5.2% and public transport at 0.7%. The IRSAD decile 2 is in the bottom 20% nationally. Need for assistance at 9.0% (632) is the highest in this batch. Volunteering at 18.0% is above average, indicating community engagement despite disadvantage.
Drive
88.3%
Public Transport
0.7%
Walk / Cycle
5.2%
Work from Home
N/A
Population Forecast
+0.75%/yr
(+71 people/yr)
EstablishedPopulation grows at 0.75% per year (71 persons). The 10-year change was 15.3%. Medium forecasts project 10,106 by 2031 from 9,510 in 2025. Migration is balanced: 14 net internal and 37 overseas per year, small absolute numbers. The gentrification score of 4 (not gentrifying) confirms no structural upgrading. Rent grew 40.0% over the decade, well above real income growth of 17.0%, worsening an already stressed affordability picture. The affordability ratio was stable at 60.2% (2011) to 58.6% (2021), but this masks the stress emerging at the household level. The aging trajectory continues: senior share up 3.6 points, young share down 2.6.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+37
Net Internal / yr
+14
Gentrification Signal
Not gentrifying
Population +11% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Murwillumbah compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Murwillumbah a good suburb to live in?
Murwillumbah functions as a regional service centre with 9 schools and strong community engagement (volunteering at 18.0%). However, the IRSAD decile 2 places it in the bottom 20% nationally for socioeconomic advantage. Both rent stress (30.2%) and mortgage stress (34.9%) exceed the 30% threshold, indicating affordability pressure relative to local incomes.
What is the median house price in Murwillumbah?
The median house price is $856,000 (2025 PSI derived), up 8.5% from $820,000 in 2024. Monthly mortgage of $1,733 produces a mortgage-to-income ratio of 34.9%, above the 30% stress threshold. Weekly rent is $346, with rent-to-income also stressed at 30.2%.
What schools are in Murwillumbah?
Nine schools operate in the suburb: Mount St Patrick College (Catholic secondary, ICSEA 1,071, 823 students), The Small School (independent, 1,071, 67), Mount St Patrick Primary (Catholic, 1,061, 373), Sathya Sai College (independent, 1,046, 280), Tweed Valley Adventist (independent, 1,039, 381), Murwillumbah Public (government, 959, 149), Murwillumbah High (government, 950, 347), Wollumbin High (government, 938, 161) and Murwillumbah East Public (government, 935, 152).
Is Murwillumbah safe?
No crime rate data is currently available for Murwillumbah. The IRSD decile 2 indicates significant socioeconomic disadvantage. The population of 7,616 lives at low density (635 per km2) across 12.0 km2. Need for assistance at 9.0% (632 people) is the highest in this batch.
Is Murwillumbah good for property investment?
Gross yield is approximately 2.1% ($346/week on $856,000), below average. Renters at 31.4% provide a solid pool, but many face rent stress at 30.2%. The 6.3% vacancy rate is moderate. Rent grew 40.0% over the decade, indicating demand, though tenant affordability limits further increases. Population grows modestly at 0.75% per year.
How is Murwillumbah's population changing?
Population grows at 0.75% per year (71 persons), with medium projections of 10,106 by 2031. The 10-year change was 15.3%. Migration is balanced at 14 internal and 37 overseas per year. The median age of 46 is 6 years above national, and the senior share grew 3.6 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.
Explore Murwillumbah on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map