South Grafton
A 37.1% renting share sits alongside a 90.4% separate-house mix in South Grafton, making tenure and dwelling form more distinctive than its modest 0.35% annual growth. The suburb has 6,288 residents, a median age of 40, and household income at the 12.1 percentile, below national benchmarks. Compared with nearby Grafton, the local profile is more strongly house-led, with 50.7% of homes containing 3 bedrooms and 27.5% containing 4 or more. Internal migration is the main growth driver, but the 9.0% vacancy rate and an aging trajectory point to a settled regional market rather than a high-pressure expansion area.
Population
6,288
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$975/wk
DAs (12 months)iDevelopment Applications lodged in the past year
40
South Grafton suits buyers prioritising detached space over apartment living: 90.4% of dwellings are separate houses, while apartments account for 3.3%. The dominant format is practical family stock, with 50.7% of homes having 3 bedrooms and 27.5% having 4 or more. A typical mortgage commitment is $1,144 per month, equal to 27.1% of household income, while weekly rent is $280 and rent absorbs 28.7% of income. Mortgage and rent stress flags are false, yet household income at the 12.1 percentile means deposit building can be harder than in higher-income markets. Compared with a central Grafton search, South Grafton is the more house-oriented choice, so buyers should compare dwelling condition, transport needs and ongoing holding costs carefully.
For Buyers
South Grafton suits buyers prioritising detached space over apartment living: 90.4% of dwellings are separate houses, while apartments account for 3.3%. The dominant format is practical family stock, with 50.7% of homes having 3 bedrooms and 27.5% having 4 or more. A typical mortgage commitment is $1,144 per month, equal to 27.1% of household income, while weekly rent is $280 and rent absorbs 28.7% of income. Mortgage and rent stress flags are false, yet household income at the 12.1 percentile means deposit building can be harder than in higher-income markets. Compared with a central Grafton search, South Grafton is the more house-oriented choice, so buyers should compare dwelling condition, transport needs and ongoing holding costs carefully.
For Investors
For investors, the 37.1% renting share creates a meaningful tenant pool, while weekly rent of $280 gives the suburb a clear entry-level positioning. The 9.0% vacancy rate is a higher-risk comparison point than a tightly supplied market, so leasing speed and tenant demand may vary by property and price. Development activity reached 43 applications in 12 months, which can improve amenity but may also add competing stock; recent examples include alterations, pools and an entertainment facility rather than one large housing pipeline. Growth is slow at 0.35% annually and is driven by internal migration, while the gentrification score is 16, classified as Not gentrifying. Compared with faster-growth regional corridors, the case is more about careful asset selection than rapid capital uplift.
Development Activity
Total DAs
232
Last 12 Months
40
YoY ChangeiYear-over-year change in DA lodgements
+8.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in South Grafton
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
South Grafton's median age is 40, exactly aligned with the national comparison, but its population structure is moving older: the senior share rose 4.2 percentage points while the working share fell 2.0 points. Overseas-born residents account for 6.0%, 15.6 points below the national figure, and university attainment is 11.8%, 18.3 points below national levels. English, Irish and Scottish ancestry are the largest recorded backgrounds at 2,453, 614 and 591 people. Christianity counts 2,951 residents versus 2,504 reporting no religion. With average household size at 2.4, only 0.1 below the national comparison, South Grafton offers a more settled profile for buyers comparing it with central Grafton, as 79.1% stayed at the same address five years earlier.
Age Distribution
Bedrooms
Dwelling Structure
90.4%
Houses
3.7%
Townhouse
3.3%
Apartment
Tenure
South Grafton is strongly detached and family-sized: 90.4% of dwellings are separate houses, 3.7% are semi-detached and 3.3% are apartments. Bedrooms are concentrated in 3-bedroom homes at 50.7%, followed by 4-plus-bedroom homes at 27.5%, while 2-bedroom dwellings account for 18.0%. Tenure is split between 35.4% owned outright, 26.6% mortgaged and 37.1% rented, indicating a sizeable renter market alongside a substantial outright-owner base. Mortgage costs equal 27.1% of household income and rent equals 28.7%, both below the relevant stress flags. Compared with central Grafton, the suburb's 90.4% house share points to a more house-led, lower-density choice, supported by density of 252.2 people per square kilometre.
Mortgage / mo
$1,144
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $280.
$500
Bond data Jun 2026 · houses $520 · units $415
HH Size
2.4
Personal Income / wk
$526
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.0%
Unoccupied
234
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.1%
Couples with children
37.6%
Couples, no children
30.9%
Single parent
1,572
Total families
Economy & Employment
Employment is anchored by essential services: healthcare accounts for 25.8% of jobs, followed by public administration at 12.2%, education at 11.9%, retail at 8.4% and construction at 6.2%. The occupational mix reinforces this base, led by community and personal workers at 389 people, labourers at 367, professionals at 233, trades at 221 and sales at 214. Unemployment is 9.9%, participation is 45.3% and personal weekly income is $526, while household income is $975. The low income position, at the 12.1 percentile, aligns with an IEO decile of 1 and IRSAD decile of 1; IER and IRSD are both decile 2. Compared with national income levels, these results are below average because the service economy includes many lower-paid community, labouring and retail roles.
Unemployment
9.9%
Labour Force
2,243
Unemployed
222
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.0%
Part-time
38.7%
Participation
45.3%
Employed
2,021
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
11.8%
Postgraduate
2.4%
Born Overseas
6.0%
Dwellings
2,360
Transport to Work
Daily life is car-dependent: 81.1% travel as car drivers, compared with 0.8% using public transport, while 4.5% walk or cycle and 6.6% work from home. Families have access to 4 government schools spanning 2 primary schools, 1 secondary school and 1 school for specific purposes. Exact enrolment zones matter, so address-level checks are important. Community participation is reflected in a 14.0% volunteering rate, but 11.2% need assistance, which points to a stronger need for accessible services than in higher-resourced areas. IRSAD sits in decile 1, while IRSD is decile 2, both below national socioeconomic benchmarks. Compared with denser centres, South Grafton's detached layout supports space and car access, but limited public transport makes proximity to work, shops and services more important.
Drive
81.1%
Public Transport
0.8%
Walk / Cycle
4.5%
Work from Home
6.6%
Population Forecast
+0.35%/yr
(+70 people/yr)
EstablishedSouth Grafton is a slow-growth, established market: the forecast trend is 0.35% a year, with internal migration identified as the primary driver. Population change across the wider area is 4.9% over 10 years, below the pace associated with expansion corridors, while the trajectory is labelled Aging. That shift is supported by a 4.2% rise in senior share, a 2.0% fall in working share and rent growth of 42.9%. The current gentrification score is 16 and the stage is Not gentrifying, although the longer shift indicator records 24 and Early signs. In practice, growth is more likely to come from gradual household turnover and regional relocation than from a rapid redevelopment cycle, especially with 43 development applications in 12 months.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+44
Net Internal / yr
+128
Gentrification Signal
Not gentrifying
Net internal migration +128/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How South Grafton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is South Grafton a good suburb to live in?
South Grafton can suit households wanting detached homes and established services. About 90.4% of dwellings are separate houses, 81.1% of commuters drive, and 4 government schools serve primary, secondary and specific-purpose needs. The trade-off is car dependence and an IRSAD decile of 1.
What is the median house price in South Grafton?
No current median house price is stated. Housing context includes 90.4% separate houses, 50.7% 3-bedroom dwellings and 27.5% with 4 or more bedrooms. Buyers should compare recent settled sales by street and dwelling condition rather than rely on a suburb-wide figure.
What schools are in South Grafton?
South Grafton has 4 government schools: 2 primary schools, 1 secondary school and 1 school for specific purposes. The local options include Gillwinga Public School, South Grafton Public School, South Grafton High School and Induna School. Check the exact enrolment zone because boundaries can differ by address.
Is South Grafton safe?
A current crime rate is not stated, so safety should be checked using recent local incident information and an inspection at different times. Practical context includes 6,288 residents, 81.1% car-driver travel and 11.2% needing assistance, making street access and service proximity relevant parts of a household safety assessment.
Is South Grafton good for property investment?
South Grafton may suit an investor seeking established rental demand rather than rapid growth. Renting is 37.1%, weekly rent is $280 and vacancy is 9.0%. Annual growth is forecast at 0.35%, internal migration is the main driver, and the gentrification stage is Not gentrifying, so yield, condition and tenant demand deserve more weight than speculative uplift.
How is South Grafton's population changing?
South Grafton's current population is 6,288. The wider-area forecast records 4.9% population change over 10 years and an annual trend of 0.35%, with internal migration as the primary driver. The trajectory is Aging: senior share rose 4.2%, while working share fell 2.0%, so change is gradual and skewed older rather than rapid expansion.
Are there many new developments in South Grafton?
Development activity reached 43 applications in 12 months. Recent examples include alterations, additions, swimming pools and an entertainment facility, so the pipeline appears varied rather than dominated by one large housing project. Buyers and investors should check how each proposal affects traffic, services and competing rental stock.
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 education open registers (school locations), 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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