Tully
Agriculture dominates Tully's economy at 28.9% of workers, making it one of Queensland's most farming-dependent towns with a population of 2,368 spread across 13 square kilometres. Household income sits at the 28.7th percentile nationally, well below the national median, while the IRSD and IRSAD scores both land in decile 2, ranking among the most disadvantaged 20% of Australian suburbs. What sets Tully apart is its affordability: the estimated median house price of $312,000 sits far below the Queensland state median, and rent at $250 per week consumes only 19.7% of household income, below the 30% stress threshold.
Population
2,368
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,270/wk
DAs (12 months)iDevelopment Applications lodged in the past year
14
Median House
$312K
Estimated from rent (2025)
At an estimated $312,000 median house price, Tully is substantially more affordable than the Queensland state median, making entry-level ownership accessible on modest wages. Monthly mortgage repayments of approximately $1,100 produce a mortgage-to-income ratio of 20.0%, below the 30% stress threshold, which is notably low compared to most Australian markets. Separate houses dominate at 83.8% of dwellings, and the three-bedroom stock accounts for 48.0% of homes with four-plus bedrooms at 25.1%, giving buyers practical family-sized options. Outright ownership at 36.0% exceeds the mortgage-holder share of 22.8%, suggesting long-settled residents who paid down debt over time rather than recent high-leverage buyers.
For Buyers
At an estimated $312,000 median house price, Tully is substantially more affordable than the Queensland state median, making entry-level ownership accessible on modest wages. Monthly mortgage repayments of approximately $1,100 produce a mortgage-to-income ratio of 20.0%, below the 30% stress threshold, which is notably low compared to most Australian markets. Separate houses dominate at 83.8% of dwellings, and the three-bedroom stock accounts for 48.0% of homes with four-plus bedrooms at 25.1%, giving buyers practical family-sized options. Outright ownership at 36.0% exceeds the mortgage-holder share of 22.8%, suggesting long-settled residents who paid down debt over time rather than recent high-leverage buyers.
For Investors
Rental yield fundamentals are mixed in Tully. The 41.3% renter share represents a deep tenant pool, running higher than the national average, but weekly rent of $250 against a $312,000 median implies a gross yield near 4.2%, reasonable for a regional market. The 9.9% vacancy rate is elevated, signalling genuine oversupply in the rental stock and creating competition among landlords. Overseas migration drives 132 arrivals per year on average compared to net internal migration of 71, providing a modest but consistent demand base. Only 10 development applications were lodged in the past 12 months, indicating very limited new supply pressure. The gentrification score of 13 and stage of not gentrifying means capital growth expectations should remain modest.
Development Activity
Total DAs
14
Last 12 Months
14
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tully iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Clare's School
Prep-6 · 170 students
Tully State High School
7-12 · 721 students
Tully State School
Prep-6 · 268 students
Demographics
Tully's median age is 38, two years below the national figure, though the trajectory is aging: the senior share rose 8.6 points over the decade while the working-age share fell 3.8 points. Overseas-born residents at 21.8% are roughly on par with the national rate, 0.2 points above it. Ancestry is led by English (624 residents), Irish (261) and Italian (210), while Punjabi speakers (55 residents) represent the largest non-English language group, reflecting recent agricultural labour migration. University qualifications reach only 14.4%, which is 15.7 points below the national figure, consistent with a trade and labourer-heavy workforce. Average household size is 2.4, marginally below the national figure.
Age Distribution
Bedrooms
Dwelling Structure
83.8%
Houses
1.3%
Townhouse
14.1%
Apartment
Tenure
Tully's housing stock is overwhelmingly detached, with 83.8% separate houses and only 14.1% apartments, a proportion far higher than in most coastal or metropolitan markets. Three-bedroom dwellings account for 48.0% of stock and four-plus bedroom homes for 25.1%, giving the town a family-size bias. Tenure splits into 36.0% owning outright, 22.8% on a mortgage and 41.3% renting, with the renter share higher than the national average. The estimated median house price of $312,000 is far below Queensland's state median, and rent at $250 per week keeps rent-to-income at 19.7%, well within comfortable bounds. Mortgage repayments of $1,100 per month against a mortgage-to-income ratio of 20.0% also sit below stress levels for those who can enter the market.
Mortgage / mo
$1,100
Rent / wk
$250
HH Size
2.4
Personal Income / wk
$727
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.9%
Unoccupied
92
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.6%
Couples, no children
1,513
Total families
Economy & Employment
Agriculture employs 28.9% of Tully's workforce, far above the national average, reflecting the town's position in the wet tropics sugarcane and banana belt. Healthcare (11.8%) and Education (11.2%) are the next largest sectors, followed by Manufacturing (9.8%) and Retail (8.3%). By occupation, Labourers lead at 378 workers, well ahead of Managers (132) and Machinery and Drivers (103), a profile consistent with decile 2 IRSD and IRSAD scores. Unemployment sits at 3.8% with a full-time employment rate of 68.7%, though labour force participation at 52.3% is low, partly because 615 residents are not in the labour force. Household income at the 28.7th percentile nationally and a real income decline of 2.0% over the decade show limited wage growth in this agricultural economy.
Unemployment
5.8%
Labour Force
5,890
Unemployed
341
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.7%
Part-time
27.5%
Participation
52.3%
Employed
999
Occupations
Top Industries
University
14.4%
Postgraduate
2.0%
Born Overseas
21.8%
Dwellings
839
Transport to Work
Tully's transport profile leans car-dependent, with 60.6% of residents commuting by car, though public transport use at 20.6% is notable for a rural town, and walking and cycling account for 7.4%. No schools are recorded within Tully's 13 square kilometre boundary in this dataset. The IRSAD decile of 2 places the suburb in the lowest 20% nationally for advantage, while the IEO decile of 1 marks it in the bottom 10% for education and occupation outcomes. Community participation remains present, with a volunteering rate of 16.9%. Rent-to-income at 19.7% and mortgage-to-income at 20.0% both remain below stress thresholds, making day-to-day housing costs manageable relative to incomes, even if those incomes sit at the 28.7th percentile nationally.
Drive
60.6%
Public Transport
20.6%
Walk / Cycle
7.4%
Work from Home
N/A
Population Forecast
+0.54%/yr
(+64 people/yr)
EstablishedTully's population has grown 7.9% over the past decade, reaching 2,368 residents, though the annual pace is modest at 0.54% or roughly 64 additional people per year. The medium forecast holds the broader SA2 population near 11,800 through 2026, reflecting steady rather than accelerating growth. Overseas migration contributes an average of 132 arrivals annually, the primary driver of population change compared to net internal migration of 71, suggesting the town attracts agricultural and seasonal workers from abroad. The gentrification score of 13 places Tully firmly in the not gentrifying category, meaning property values are unlikely to experience the rapid rerating seen in lifestyle or coastal markets. Rent grew 20.5% over the period while real incomes fell 2.0%, a squeeze that affects both renters and discretionary spending.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+132
Net Internal / yr
+71
Gentrification Signal
Not gentrifying
Population +12% since 2011, Net internal migration +71/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tully compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tully a good suburb to live in?
Tully offers genuine affordability, with rent at $250 per week consuming only 19.7% of household income, well below the 30% stress threshold. The trade-offs are low advantage scores, with IRSAD and IRSD both in decile 2 nationally, limited university-educated neighbours at 14.4%, and a household income at the 28.7th percentile. For those working in agriculture or healthcare locally, housing costs are manageable.
What is the median house price in Tully?
The estimated median house price is $312,000, well below the Queensland state median. Monthly mortgage repayments run approximately $1,100, giving a mortgage-to-income ratio of 20.0%, which is below the 30% stress threshold. Weekly rent averages $250, making Tully one of the more affordable towns in Far North Queensland.
What schools are in Tully?
No schools are recorded inside the Tully suburb boundary in this dataset. Residents rely on educational facilities in neighbouring areas. The local university qualification rate is 14.4%, which is 15.7 percentage points below the national figure, consistent with a workforce concentrated in agriculture and trades rather than professional or office roles.
Is Tully safe?
Crime statistics are not available for Tully in this dataset. As an indirect indicator, the suburb scores decile 2 on the IRSD index of relative disadvantage, placing it in the lowest 20% nationally, which is a risk factor for higher crime rates in comparable towns. The volunteering rate of 16.9% and a 77.4% residential stability rate suggest an established community with low population churn.
Is Tully good for property investment?
The 41.3% renter share gives landlords a large tenant pool, and a $250 weekly rent against a $312,000 median implies a gross yield near 4.2%. However, a 9.9% vacancy rate signals oversupply, and the gentrification score of 13 indicates no rerating potential. Overseas migration of 132 arrivals per year provides a demand base, but the not gentrifying classification means capital growth expectations should be modest.
How is Tully's population changing?
Tully has grown 7.9% over the past decade, with an annual pace of 0.54%, adding roughly 64 people per year. Overseas migration is the primary driver at 132 arrivals annually, ahead of net internal migration at 71. The trajectory is aging, with the senior share rising 8.6 points and working-age share falling 3.8 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.
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