Waramanga
Half of Waramanga adults hold a university degree, placing it 19.9 percentage points above the national average, yet the suburb sits quietly in Canberra's inner west with a median house price estimated at $560,000. Household income lands at the 84.8th percentile nationally while mortgage repayments consume just 22.4% of income, well below the 30% stress threshold. The 2,785 residents are spread across 1.71 square kilometres at a density of 1,629 per km2, with 77.4% of dwellings being separate houses. Public administration employs 36.2% of the local workforce, reflecting the suburb's proximity to ACT and Commonwealth government offices.
Population
2,785
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,247/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$560K
Estimated from rent (2025)
The median house price of $560,000 puts Waramanga below many comparable Canberra suburbs given its SEIFA decile 9 IEO standing. Monthly mortgage repayments average $2,175, and the mortgage-to-income ratio sits at 22.4%, which is comfortably below the 30% stress benchmark. The dwelling stock skews heavily toward separate houses at 77.4%, with semi-detached homes at 19.6% and apartments at just 2.6%. Bedroom distribution favours families: 43.1% of dwellings have three bedrooms and 36.0% have four or more, giving buyers strong options for larger households. Outright owners represent 32.9% of occupiers against 38.9% on mortgages, indicating the suburb rewards those who bought early rather than being dominated by recent purchasers.
For Buyers
The median house price of $560,000 puts Waramanga below many comparable Canberra suburbs given its SEIFA decile 9 IEO standing. Monthly mortgage repayments average $2,175, and the mortgage-to-income ratio sits at 22.4%, which is comfortably below the 30% stress benchmark. The dwelling stock skews heavily toward separate houses at 77.4%, with semi-detached homes at 19.6% and apartments at just 2.6%. Bedroom distribution favours families: 43.1% of dwellings have three bedrooms and 36.0% have four or more, giving buyers strong options for larger households. Outright owners represent 32.9% of occupiers against 38.9% on mortgages, indicating the suburb rewards those who bought early rather than being dominated by recent purchasers.
For Investors
Renters make up 28.1% of households, providing a stable tenant base, with weekly rent sitting at $379. The vacancy rate of 5.8% is higher than a typical tight rental market, suggesting modest competition for available properties. Rent growth reached 26.3% over the measured period, outpacing real income growth of 5.9%, which has compressed affordability relative to 2011 levels from 33.1% down to 32.1%. Development activity is low at 3 applications in the past 12 months, with the few lodged proposals involving single-dwelling replacements rather than new supply additions. Net internal migration averages minus 48 per year while overseas migration contributes 25, meaning net population growth depends on natural increase rather than arrivals, which limits rental demand expansion compared to higher-growth Canberra suburbs.
Development Activity
Total DAs
14
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 Waramanga iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Arawang Primary School
K-6 · 469 students
St John Vianney's Primary School
K-6 · 159 students
Mount Stromlo High School
7-10 · 846 students
Demographics
The median age of 38 is 2.0 years below the national figure, an unusually young profile for an established ACT suburb. University qualifications reach 50.0% of residents, which is 19.9 percentage points higher than the national average, driven by the public sector and professional workforce. The overseas-born share is 22.6%, just 1.0 point above national, indicating limited migrant concentration compared to other high-education suburbs. Ancestry is predominantly Anglo-Celtic, led by English (1,018 residents), Irish (414) and Scottish (385). Average household size is 2.5, matching the national figure exactly. Couples with children account for 1,071 families and couples without children 536, with a participation rate of 60.4% consistent with a working-age majority.
Age Distribution
Bedrooms
Dwelling Structure
77.4%
Houses
19.6%
Townhouse
2.6%
Apartment
Tenure
Tenure is fairly balanced: 32.9% own outright, 38.9% hold a mortgage and 28.1% rent. The dominance of mortgage holders over outright owners signals ongoing turnover and suggests the suburb still attracts buyers rather than being locked up by long-term debt-free residents. The separate house rate of 77.4% is high compared to the ACT average and reinforces a suburban family character. Three-bedroom homes at 43.1% and four-plus bedroom homes at 36.0% together cover nearly 80% of the stock, leaving just 8.7% in the smaller one-bedroom category. At a median price of $560,000 against a household income at the 84.8th percentile nationally, the price-to-income ratio stays manageable, and rent-to-income at 16.9% means renters face minimal housing stress.
Mortgage / mo
$2,175
Rent / wk
$379
HH Size
2.5
Personal Income / wk
$1,179
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.8%
Unoccupied
66
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.3%
Couples, no children
2,207
Total families
Economy & Employment
Public administration dominates the local economy at 36.2% of workers (373 people), well above the national public sector share, which aligns with Waramanga's ACT location near Commonwealth facilities. Healthcare employs 15.2% (156 workers) and Professional/Tech 11.8% (121), while Education accounts for 10.9% (112). By occupation, Professionals lead at 426 and Managers follow at 295, together comprising the majority of employed residents. The unemployment rate is 3.4%, below the national figure, and the full-time employment rate reaches 68.1%. SEIFA scores place the suburb at decile 9 on IRSAD and decile 9 on IEO, both in the top tier nationally, confirming a high-advantage workforce profile. Real incomes grew 5.9% over the decade, modest compared to rent growth of 26.3%.
Unemployment
4.6%
Labour Force
1,457
Unemployed
67
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.1%
Part-time
28.5%
Participation
60.4%
Employed
1,287
Occupations
Top Industries
University
50.0%
Postgraduate
17.0%
Born Overseas
22.6%
Dwellings
1,071
Transport to Work
Car dependency is high at 85.2% of commuters driving, above average nationally, and public transport use is just 3.8%. Walking and cycling account for 4.3% of commuters, slightly above many suburban ACT areas. No schools are recorded inside the Waramanga boundary, so families draw on institutions in neighbouring suburbs such as Weston Creek and Torrens. The suburb scores decile 8 on IRSD and decile 9 on IRSAD, placing it in the top advantage tier nationally for both relative disadvantage and socioeconomic advantage. Volunteering runs at 22.2%, above the national average of roughly 19%, and only 5.5% of residents (146 people) need daily assistance. Rent-to-income at 16.9% and mortgage-to-income at 22.4% both sit well below stress thresholds, supporting residential stability.
Drive
85.2%
Public Transport
3.8%
Walk / Cycle
4.3%
Work from Home
N/A
Population Forecast
+0.25%/yr
(+7 people/yr)
EstablishedAnnual population growth is 0.25%, adding approximately 7 people per year, and the 10-year change registers 7.3%, classifying Waramanga as slow but steady. The medium forecast projects population reaching 2,804 by 2031 from the current 2,785, a marginal rise of under 1%. Net internal migration averages minus 48 per year, meaning the suburb loses more residents to other parts of Australia than it gains, offset only partially by 25 net overseas arrivals annually. The gentrification score of 22 with a stage of early signs reflects gradual improvement rather than rapid transformation. Rent growth of 26.3% over the period has outpaced real income growth of 5.9%, which compresses purchasing power for new entrants compared to those who bought a decade ago.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+25
Net Internal / yr
-48
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Waramanga compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Waramanga a good suburb to live in?
Waramanga ranks at SEIFA decile 9 on both IRSAD and IEO, placing it in the top advantage tier nationally. Household income sits at the 84.8th percentile nationally, and 50.0% of adults hold a university degree, which is 19.9 points above the national average. Housing costs are affordable with mortgage-to-income at 22.4% and rent-to-income at 16.9%.
What is the median house price in Waramanga?
The estimated median house price in Waramanga is $560,000, based on 2025 rental data. Monthly mortgage repayments average $2,175 and weekly rent sits at $379. The mortgage-to-income ratio of 22.4% is well below the 30% stress threshold, making it relatively affordable for a high-income ACT suburb.
What schools are in Waramanga?
No schools are recorded inside the Waramanga boundary in this dataset, so families rely on schools in neighbouring suburbs such as Weston Creek and Torrens. Despite this, 50.0% of local residents hold a university degree, which is 19.9 percentage points above the national average.
Is Waramanga safe?
Detailed crime statistics are not available for Waramanga in this dataset. As an indirect indicator, the suburb scores decile 8 on IRSD, the index of relative disadvantage, placing it in the top 20% nationally. Only 5.5% of residents, or 146 people, need daily assistance, consistent with a low-disadvantage area.
Is Waramanga good for property investment?
Weekly rent of $379 against a $560,000 median gives a gross yield around 3.5%. The vacancy rate of 5.8% is elevated compared to tighter Canberra markets, and net internal migration averages minus 48 per year, limiting natural rental demand growth. Rent growth of 26.3% over the period and a low development pipeline of just 3 applications in 12 months support rents but constrain supply-driven upside.
How is Waramanga's population changing?
The population is growing slowly at 0.25% per year, adding about 7 people annually. The 10-year change is 7.3% and the medium forecast projects 2,804 residents by 2031, up from 2,785 today. Net internal migration is negative at minus 48 per year, partly offset by 25 net overseas arrivals annually.
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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