Theodore
Household income in the 93.5th percentile nationally makes Theodore one of the ACT's more prosperous outer suburbs, yet the median house price sits at an estimated $582,000, well below what that income rank would command in Sydney or Melbourne. The suburb is dominated by detached houses at 95.1% of stock, with 3-bedroom homes leading at 53.4% and 4-plus bedroom homes at a high 42.3%, signalling a family-oriented precinct. Public admin employs 34% of the local workforce, typical of a Canberra bedroom suburb. Population has been declining slowly at 0.67% per year, and the age profile is shifting older, with the senior share up 5.4 points over the decade.
Population
3,798
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,588/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$582K
Estimated from rent (2025)
At an estimated $582,000 median house price, Theodore sits well below the national house price median for a suburb with household income in the 93.5th percentile, offering relative affordability compared to most capital city markets. Monthly mortgage repayments average $2,002, producing a mortgage-to-income ratio of 17.9%, below the 30% stress threshold and comfortable by any standard. The stock is almost entirely detached houses at 95.1%, with only 4.9% semi-detached and essentially no apartments, so buyers get a genuine house in almost every purchase. The dominant 3-bedroom format at 53.4% suits families, while 4-plus bedroom homes at 42.3% of stock cater to larger households. The average household size of 2.8 is 0.3 above the national figure, consistent with the family-heavy profile.
For Buyers
At an estimated $582,000 median house price, Theodore sits well below the national house price median for a suburb with household income in the 93.5th percentile, offering relative affordability compared to most capital city markets. Monthly mortgage repayments average $2,002, producing a mortgage-to-income ratio of 17.9%, below the 30% stress threshold and comfortable by any standard. The stock is almost entirely detached houses at 95.1%, with only 4.9% semi-detached and essentially no apartments, so buyers get a genuine house in almost every purchase. The dominant 3-bedroom format at 53.4% suits families, while 4-plus bedroom homes at 42.3% of stock cater to larger households. The average household size of 2.8 is 0.3 above the national figure, consistent with the family-heavy profile.
For Investors
A 5.0% vacancy rate is elevated compared to a healthy landlord market of 2-3%, signalling that rental demand in Theodore does not absorb current supply easily. Weekly rent of $430 against the $582,000 median implies a gross yield near 3.8%, modest but better than many ACT suburbs. The 18.0% renter share is low, meaning most residents are owner-occupiers and the tenant pool is thin. Net internal migration is negative at 59 departures per year on average, while overseas migration adds only 14 annually, leaving the suburb with a steady population decline of around 25 persons per year. Only 3 development applications were lodged in the past 12 months, so supply constraints are minimal. Investment returns will depend on capital growth rather than yield, and the slow-growth, aging trajectory limits near-term upside.
Development Activity
Total DAs
22
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Theodore iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Theodore Primary School
K-6 · 206 students
Demographics
The median age is 36, four years below the national figure, but the trajectory is aging, with the senior share rising 5.4 points and the young adult share falling 3.9 points over the decade. University qualifications reach 33.9%, which is 3.8 points above the national rate, consistent with Canberra's public-sector workforce. Overseas-born residents are 18.1%, some 3.5 points below the national average, and the ancestry profile leans strongly Anglo-Celtic, with English (1,442), Irish (468), Scottish (405) and German (180) the top four groups. Average household size of 2.8 is above the national average of 2.5. Couples with children account for 1,388 families, the dominant household type, while couples without children at 705 and a low volunteering rate of 13.1% reflect a working-age, family-focused community.
Age Distribution
Bedrooms
Dwelling Structure
95.1%
Houses
4.9%
Townhouse
N/A
Apartment
Tenure
Theodore's housing stock is almost entirely detached houses at 95.1%, above the national average for suburban areas, making it one of the more uniform residential precincts in the ACT. The bedroom distribution skews large: 53.4% are 3-bedroom and 42.3% are 4-plus bedroom homes, versus the small 3.7% that are 2-bedroom. Tenure splits reveal a mortgage-dominant suburb: 55.7% carry a mortgage, 26.3% own outright and 18.0% rent, a profile typical of a post-1970s greenfields estate now entering its mature cycle. The mortgage-to-income ratio of 17.9% and rent-to-income of 16.6% both sit comfortably below the 30% stress threshold. Outright owners at 26.3% suggest a cohort of long-term residents who bought in earlier decades when prices were lower relative to incomes.
Mortgage / mo
$2,002
Rent / wk
$430
HH Size
2.8
Personal Income / wk
$1,195
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.0%
Unoccupied
69
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
17.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.8%
Couples, no children
3,238
Total families
Economy & Employment
Public admin dominates at 34% of employed residents, reflecting Theodore's place in the Canberra functional area where federal government employment is the backbone of the local economy. Healthcare follows at 13%, construction at 9.8%, education at 9.4% and professional/tech at 7.4%. By occupation, Professionals lead at 466 workers, followed by Clerical/Admin at 408 and Managers at 338, a white-collar profile consistent with the SEIFA education and occupation decile of 7, above average but not in the top tier. Unemployment is 4.5% with a full-time employment rate of 71.9% and participation at 70.2%. Household income in the 93.5th percentile nationally reflects the premium public-sector wages typical of the ACT, even for outer suburbs like Theodore.
Unemployment
6.0%
Labour Force
2,318
Unemployed
140
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.9%
Part-time
23.6%
Participation
70.2%
Employed
2,056
Occupations
Top Industries
University
33.9%
Postgraduate
8.9%
Born Overseas
18.1%
Dwellings
1,316
Transport to Work
Theodore is a car-dependent suburb: 90.1% of residents drive to work, well above the national norm, while only 1.8% use public transport and 0.9% walk or cycle. This reflects the ACT outer-suburb layout where active and transit options are limited compared to inner Canberra. The suburb scores decile 8 on IRSD and IRSAD, placing it in the upper quarter of Australian suburbs for both relative advantage and lower disadvantage. The housing stress measures are low: mortgage-to-income at 17.9% and rent-to-income at 16.6% are both comfortable. The need-for-assistance rate is 4.2%, broadly in line with the national average. No schools are recorded inside Theodore's 3.14 km2 boundary in this dataset, so families depend on schools in neighbouring suburbs. Development activity is quiet, with only 3 applications in the past 12 months.
Drive
90.1%
Public Transport
1.8%
Walk / Cycle
0.9%
Work from Home
N/A
Population Forecast
-0.67%/yr
(-25 people/yr)
EstablishedPopulation has declined from 3,786 in 2023 to an estimated 3,726 in 2025, a fall of 1.6% in two years, with the trend rate at minus 0.67% per year. Over the past decade, the population fell 5.5%, classifying Theodore as a slow-shrinking established suburb rather than a growth area. The medium forecast projects a further decline to around 3,547 by 2031. Internal migration is negative at an average net loss of 59 persons per year, partly offset by 14 net overseas arrivals annually, consistent with a suburb losing younger households to newer estates while attracting a smaller overseas-born cohort. The gentrification score is low and the suburb is not gentrifying. Affordability improved slightly from 39.7% in 2011 to 36.0% in 2021, driven by 7.1% real income growth and 19.4% rent growth over the period.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+14
Net Internal / yr
-59
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Theodore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Theodore a good suburb to live in?
Theodore scores decile 8 on both IRSD and IRSAD, placing it in the upper quarter nationally for advantage and low disadvantage. Household income sits in the 93.5th percentile. The trade-offs are high car-dependence at 90.1% driving to work, no schools recorded in the suburb, and a slowly declining population of around 3,726 residents.
What is the median house price in Theodore?
The median house price is estimated at $582,000 (2025). Weekly rent averages $430 and monthly mortgage repayments are around $2,002, giving a mortgage-to-income ratio of 17.9%, well below the 30% stress threshold. The suburb is almost entirely detached houses at 95.1% of stock.
What schools are in Theodore?
No schools are recorded inside the Theodore boundary in this dataset. Families rely on schools in adjacent Tuggeranong area suburbs. The local population is well-educated, with 33.9% holding university qualifications, which is 3.8 percentage points above the national average.
Is Theodore safe?
Crime statistics for Theodore are not available in this dataset. As an indirect indicator, the suburb scores decile 8 on the IRSD index of relative disadvantage, placing it in the top quartile nationally. Only 4.2% of residents (about 154 people) need daily assistance, in line with the national average.
Is Theodore good for property investment?
The 5.0% vacancy rate is above the healthy 2-3% range, which signals softer rental demand. Weekly rent of $430 against a $582,000 median implies a gross yield near 3.8%. Population is declining at 0.67% per year and net internal migration averages minus 59 per year, limiting tenant pool growth. Returns depend more on capital preservation than yield or volume growth.
How is Theodore's population changing?
Population fell from 3,786 in 2023 to an estimated 3,726 in 2025, a decline of 1.6%. The 10-year change is minus 5.5% and the annual trend rate is minus 0.67%, or about 25 persons per year. Medium forecasts project the population to reach around 3,547 by 2031, continuing the steady decline driven by net internal outflows of 59 per year.
What industries employ people in Theodore?
Public administration employs 34% of Theodore's workers (487 people), well above the national average for suburban areas. Healthcare follows at 13% (186), construction at 9.8% (140), education at 9.4% (134) and professional/tech at 7.4% (106). The government-sector focus is typical of ACT outer suburbs and supports stable incomes.
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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