Theodore
High household incomes and detached housing define Theodore, where 3,798 residents occupy 3.14 sq km at 1,211.4 people per sq km. Household income sits at the 93.5th percentile, above most Australian suburbs, while the median age of 36 is 4 years below the national comparison. The 95.1% separate-house share, 55.5% mortgage tenure and 50.0% couples-with-children households explain the suburb's family and owner-occupier focus. Compared with nearby Banks and Conder, Theodore contrasts mainly in emphasis: it suits households prioritising detached homes and car access. Growth is slow at -0.67% annually, and the population trend is aging, so buyers should weigh stability against limited expansion.
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
5
Theodore is suited to buyers seeking established family housing rather than apartments. A current median house price is not available, so affordability is better assessed through the $2,002 monthly mortgage benchmark, $430 weekly rent and household mortgage-to-income ratio of 17.9%, which is not flagged as mortgage stress. Housing choice is broad within the detached segment: 53.4% of homes have 3 bedrooms and 42.3% have 4 or more, while 95.1% are separate houses. The 2.8-person average household and 50.0% couples-with-children share reinforce demand for practical family layouts. Compared with smaller-unit markets, Theodore requires buyers to focus on land, maintenance and exact recent sales rather than relying on a suburb-wide median.
For Buyers
Theodore is suited to buyers seeking established family housing rather than apartments. A current median house price is not available, so affordability is better assessed through the $2,002 monthly mortgage benchmark, $430 weekly rent and household mortgage-to-income ratio of 17.9%, which is not flagged as mortgage stress. Housing choice is broad within the detached segment: 53.4% of homes have 3 bedrooms and 42.3% have 4 or more, while 95.1% are separate houses. The 2.8-person average household and 50.0% couples-with-children share reinforce demand for practical family layouts. Compared with smaller-unit markets, Theodore requires buyers to focus on land, maintenance and exact recent sales rather than relying on a suburb-wide median.
For Investors
Theodore's investment case is more established and income-led than growth-led. Rent is $430 per week and the vacancy rate is 5.0%, while only 18.0% of households rent compared with 55.5% carrying a mortgage. That tenure pattern can support owner-occupier resale demand, but it also means the rental pool is narrower than in higher-renting suburbs. Rents have grown 19.4%, and overseas migration is the primary migration driver, although the gentrification score is 0 and the area is classified as not gentrifying. Four development applications were recorded in 12 months, with examples including a carport, shed and courtyard alterations, so new supply appears modest and small-scale. Compared with speculative growth locations, Theodore is better suited to investors prioritising detached-house demand and established amenity.
Development Activity
Total DAs
24
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
+150.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Theodore
Open-register school locations for education access. This is not a school-quality ranking.
Theodore Primary School
Demographics
Theodore has a median age of 36, which is 4 years below the national comparison, but its trajectory is aging. University attainment is 33.9%, or 3.8 percentage points above the national figure, while the overseas-born share is 18.1%, 3.5 points below national levels. English ancestry is most common at 1,442 people, followed by Irish at 468, Scottish at 405 and German at 180. No religion is recorded for 1,706 residents, slightly higher than Christianity at 1,671, while Islam accounts for 84. Household size is 2.8 people, 0.3 above the national comparison, because couples with children make up 50.0% of households. An 83.3% five-year stay rate, compared with 16.7% turnover, points to relatively settled households.
Age Distribution
Bedrooms
Dwelling Structure
95.1%
Houses
4.9%
Townhouse
0.0%
Apartment
Tenure
Theodore's housing stock is strongly detached and family-sized. Separate houses account for 95.1%, higher than the 4.9% semi-detached share, while 53.4% of dwellings have 3 bedrooms and 42.3% have 4 or more. Tenure is concentrated among owners with debt at 55.5%, followed by outright owners at 26.2%; renting accounts for 18.0%. A current median house price is not available, so purchasers should compare recent sales by street, dwelling condition and land characteristics. Holding costs appear manageable relative to local incomes: the mortgage-to-income ratio is 17.9% and rent-to-income is 16.6%, with neither stress measure flagged. Compared with apartment-oriented suburbs, Theodore offers less format diversity but a clearer detached-home profile.
Mortgage / mo
$2,002
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$430
Census 2021
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
50.0%
Couples with children
32.3%
Couples, no children
16.7%
Single parent
1,071
Total families
Economy & Employment
Public administration is Theodore's defining industry at 34.0% of employment, or 487 workers, followed by Healthcare at 13.0% and 186 workers, Construction at 9.8% and 140, Education at 9.4% and 134, and Professional/Tech at 7.4% and 106. The occupation mix supports this structure, with 466 professionals, 408 clerical and administrative workers, 338 managers and 296 trades workers. Labour force participation is 74.5%, full-time employment is 67.5% and unemployment is 4.3%, indicating a comparatively engaged workforce. Household income ranks at the 93.5th percentile, above most suburbs. SEIFA places education and occupation at decile 7, lower than the decile 8 results for economic resources, disadvantage and advantage, a pattern consistent with strong incomes alongside a mixed occupational base.
Unemployment
4.3%
Labour Force
2,287
Unemployed
98
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.5%
Part-time
26.4%
Participation
74.5%
Employed
2,189
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
33.9%
Postgraduate
8.9%
Born Overseas
18.1%
Dwellings
1,316
Transport to Work
Theodore is highly car-oriented: 81.3% of residents travel as car drivers, compared with 1.7% using public transport and 0.9% walking or cycling. A further 9.7% work from home, which may reduce commuting pressure but increases the value of usable home space. Theodore Primary School is the local school identified, and it is a government primary school. Families should check enrolment boundaries and secondary-school access for each address because one local primary option does not describe the full education journey. Social conditions are comparatively strong, with both IRSAD and IRSD at decile 8. Compared with active-transport suburbs, Theodore's higher car dependence makes parking, road access and household vehicle costs important daily considerations. For current safety decisions, inspect recent ACT Police incidents at street level rather than relying on general suburb impressions.
Drive
81.3%
Public Transport
1.7%
Walk / Cycle
0.9%
Work from Home
9.7%
Population Forecast
-0.67%/yr
(-25 people/yr)
EstablishedTheodore has an established, slow-growth outlook. The annual trend is -0.67%, below zero, while population change across the wider area is -5.5% over 10 years. The shift is classified as Aging, with the senior share up 5.4 percentage points and the young share down 3.9 points. Overseas migration remains the primary migration driver, but it has not reversed the broader downward direction. Rent growth of 19.4% is higher than real income growth of 7.1%, even as the affordability trend is labelled Improving, moving from 39.7 in 2011 to 36.0 in 2021. With a gentrification score of 0 and a not-gentrifying stage, Theodore is more likely to change gradually through household turnover than through rapid redevelopment or premium repositioning.
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 suits households wanting detached homes, car access and an established family profile. It has 3,798 residents, 95.1% separate houses and IRSAD and IRSD scores at decile 8, while public transport use is 1.7%, so daily life is easier for drivers than non-drivers.
What is the median house price in Theodore?
A current median house price is not available. Buyers can still use the $430 weekly rent, $2,002 monthly mortgage benchmark and 95.1% separate-house share to frame affordability, then check recent sales for the exact street, dwelling condition and land size.
What schools are in Theodore?
Theodore Primary School is the local school identified, and it is a government primary school. Families should check enrolment boundaries and transport for each address, especially because only 1 local primary school is identified and secondary options may sit beyond the suburb.
Is Theodore safe?
For a current safety view, check ACT Police incident information and inspect the immediate street before choosing a property. Theodore has 3,798 residents and an IRSAD decile of 8, but socioeconomic conditions do not replace street-level checks or direct conversations with nearby residents.
Is Theodore good for property investment?
Theodore may suit investors seeking established detached-house demand rather than rapid capital-growth signals. Weekly rent is $430, vacancy is 5.0%, renting is 18.0% and 4 development applications were recorded over 12 months. The gentrification score is 0, so expectations should remain measured.
How is Theodore's population changing?
The population direction is slow and aging: the annual trend is -0.67%, while wider-area population change is -5.5% over 10 years. The senior share rose 5.4 percentage points and the young share fell 3.9 points. Overseas migration is the primary driver, but the overall direction remains below zero.
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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