The Gap
With 46.8% of residents holding university qualifications, a figure 16.7 points above the national average, The Gap stands as one of Alice Springs' most educated pockets, yet 64.9% of its 1,945 residents rent rather than own. The suburb earns SEIFA decile 10 on IER and decile 9 on IRSAD, placing it in the top tier nationally on economic resources. A dominant healthcare industry employing 45.1% of local workers explains both the high qualifications and the suburb's significant overseas-born population of 43.1%, which is 21.5 points above national, as skilled medical workers relocate to fill NT service gaps.
Population
1,945
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,953/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$371K
Estimated from rent (2025)
The median house price is estimated at $371,000, substantially lower than the national median, making The Gap one of the more accessible owner-occupier markets in Australia on an income-adjusted basis. Mortgage repayments average $1,509 per month, producing a mortgage-to-income ratio of 17.8%, well below the 30% stress threshold. The housing stock is dominated by semi-detached dwellings at 57.0%, while separate houses account for just 33.3%. Two-bedroom properties make up 37.1% of stock and three-bedroom 29.3%, with 4-plus bedroom homes rare at 8.1%. Only 9.6% of dwellings are owned outright and 25.5% carry a mortgage, compared to 64.9% renting, so buyers are entering a market where owner-occupiers remain a minority.
For Buyers
The median house price is estimated at $371,000, substantially lower than the national median, making The Gap one of the more accessible owner-occupier markets in Australia on an income-adjusted basis. Mortgage repayments average $1,509 per month, producing a mortgage-to-income ratio of 17.8%, well below the 30% stress threshold. The housing stock is dominated by semi-detached dwellings at 57.0%, while separate houses account for just 33.3%. Two-bedroom properties make up 37.1% of stock and three-bedroom 29.3%, with 4-plus bedroom homes rare at 8.1%. Only 9.6% of dwellings are owned outright and 25.5% carry a mortgage, compared to 64.9% renting, so buyers are entering a market where owner-occupiers remain a minority.
For Investors
A 64.9% renter share is a strong supply foundation for landlords, and weekly rent of $350 against a $371,000 median implies a gross yield near 4.9%, higher than most capital city markets. However, the vacancy rate of 11.8% is elevated, indicating more supply than current demand can absorb, which constrains rent growth. Overseas migration drives net population gains of roughly 215 per year, because internal migration removes an average of 38 residents annually. This overseas inflow, tied to healthcare recruitment, sustains tenant demand but also reflects the suburb's dependence on a single industry sector. Rent-to-income at 17.9% is manageable, suggesting tenants are financially stable rather than under stress.
Demographics
The median age of 34 is 6 years below the national figure, reflecting the suburb's working-age healthcare workforce. Overseas-born residents reach 43.1%, which is 21.5 points above national, driven by medical and community service workers from South Asia. The top ancestry groups are English (403) and Irish (147), alongside a substantial Indian community (143). Languages beyond English include Malayalam (46 speakers), Mandarin (29) and Punjabi (29), consistent with South Asian healthcare migration. Average household size is 2.3, slightly below the national average. Couples with children form 531 families compared to 321 couples without children, producing a family-oriented household profile despite the high renter share.
Age Distribution
Bedrooms
Dwelling Structure
33.3%
Houses
57.0%
Townhouse
8.8%
Apartment
Tenure
Tenure is heavily skewed toward renting: 64.9% rent, 25.5% hold a mortgage and just 9.6% own outright, compared to the national pattern where ownership rates are much higher. The predominant dwelling type is semi-detached at 57.0%, a pattern common to purpose-built NT government and community housing, while separate houses are 33.3% and apartments 8.8%. The median house price of $371,000 is well below national median levels, and the mortgage-to-income ratio of 17.8% confirms affordability for those who can secure finance. Rent stress is absent at a rent-to-income ratio of 17.9%. Two-bedroom units at 37.1% and three-bedroom at 29.3% dominate supply, catering to the small household sizes typical of a transient skilled workforce.
Mortgage / mo
$1,509
Rent / wk
$350
HH Size
2.3
Personal Income / wk
$1,189
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.8%
Unoccupied
94
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.7%
Couples, no children
1,119
Total families
Economy & Employment
Healthcare employs 45.1% of the local workforce, an unusually high concentration that reflects the suburb's proximity to Alice Springs Hospital and community health services. Public administration follows at 12.0% and education at 6.8%, both consistent with NT government service delivery. By occupation, Professionals (390 workers) and Community/Personal service workers (189) dominate, aligning with the 46.8% university qualification rate that sits 16.7 points above national. The unemployment rate is low at 3.0% and the full-time employment rate is 80.3%, which is high by national standards. SEIFA scores place the suburb in decile 9 on IEO for education and occupation, and decile 10 on IER for economic resources, reflecting above-average incomes relative to the NT baseline.
Unemployment
2.7%
Labour Force
9,775
Unemployed
263
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
80.3%
Part-time
16.7%
Participation
65.5%
Employed
1,039
Occupations
Top Industries
University
46.8%
Postgraduate
10.8%
Born Overseas
43.1%
Dwellings
669
Transport to Work
Active transport is notably high, with 23.0% of residents walking or cycling to work, well above the national norm, reflecting the compact 1.65 km2 footprint and inner-Alice Springs location. Car dependency at 67.0% remains the primary mode, while public transport is minimal at 0.3%. No schools are recorded inside the suburb boundary, so families depend on institutions in adjacent areas. The suburb earns SEIFA decile 10 on IER and decile 9 on IRSAD nationally, indicating strong economic resources and low disadvantage relative to the national distribution. Only 3.0% of residents need daily assistance. Volunteering participation at 14.2% reflects community engagement, and the 45.4% resident turnover rate is high, consistent with a transient workforce cycling through healthcare roles.
Drive
67.0%
Public Transport
0.3%
Walk / Cycle
23.0%
Work from Home
N/A
Population Forecast
+0.57%/yr
(+103 people/yr)
EstablishedPopulation grew 7.2% over the decade and currently trends at 0.57% per year, adding roughly 103 residents annually, below the national average growth rate. Overseas migration is the primary driver at a net gain of 215 per year, offsetting internal outflow of 38. Medium forecasts suggest the area continues growing toward 18,658 by 2031. The gentrification score of 31 sits at the early signs stage, supported by real income growth of 13.1% and rent growth of 22.5%. Affordability improved from 53.7% in 2011 to 47.3% in 2021. The senior share rose 3.5 points while the working-age share declined 2.8 points, a trend of gradual aging.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+215
Net Internal / yr
-38
Gentrification Signal
Not gentrifying
Strong overseas inflow +215/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How The Gap compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is The Gap a good suburb to live in?
The Gap ranks in SEIFA decile 9 on IRSAD and decile 10 on IER nationally, indicating high economic resources and low disadvantage. The unemployment rate is just 3.0% and 46.8% of residents hold university qualifications, which is 16.7 points above the national average. Trade-offs include a high 45.4% annual resident turnover and an 11.8% vacancy rate, reflecting the transient nature of the skilled healthcare workforce.
What is the median house price in The Gap?
The median house price is estimated at $371,000, well below national median levels. Monthly mortgage repayments average $1,509, producing a mortgage-to-income ratio of 17.8%, which is comfortably below the 30% stress threshold. Weekly rent averages $350.
What schools are in The Gap?
No schools are recorded inside the 1.65 km2 The Gap boundary in this dataset. Families rely on schools in nearby Alice Springs suburbs. Despite the absence of local schools, 46.8% of residents hold university qualifications, which is 16.7 points above the national figure, driven by the healthcare workforce.
Is The Gap safe?
Detailed crime statistics are not available for The Gap in this dataset. As an indirect indicator, the suburb scores decile 10 on the IER index of economic resources and decile 9 on IRSAD nationally, both in the top advantage tiers. Only 3.0% of its 1,945 residents need daily assistance, consistent with a relatively low-disadvantage area.
Is The Gap good for property investment?
Weekly rent of $350 against a $371,000 median implies a gross yield near 4.9%, above most capital city benchmarks. The 64.9% renter share provides a large tenant pool. However, the 11.8% vacancy rate is elevated, indicating supply exceeds current demand. Overseas migration of 215 per year supports ongoing rental demand, but the suburb's healthcare dependency creates concentration risk.
How is The Gap's population changing?
Population grew 7.2% over the past decade and currently trends at 0.57% per year, adding approximately 103 residents annually. Overseas migration is the primary driver at a net gain of 215 per year, while internal migration removes 38 residents annually. Medium forecasts project continued gradual growth through 2031.
What languages are spoken in The Gap?
About 43.1% of residents were born overseas, which is 21.5 points above the national average. Non-English languages include Malayalam (46 speakers), Mandarin (29), Punjabi (29) and Nepali (16), reflecting South Asian and Chinese healthcare and service workers who have relocated to Alice Springs.
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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