Yarraman
With a median age of 55, Yarraman sits 15 years above the national figure, making it one of Queensland's most pronounced retirement-skewing communities. The town covers 128.54 km2 but holds only 1,127 residents, a density of 8.8 people per km2. Household income falls at just the 4.7th percentile nationally, and SEIFA disadvantage deciles sit at 2 on both IRSD and IRSAD, placing Yarraman in the bottom quintile for socioeconomic standing compared to all Australian suburbs. Yet 50.3% of residents own their home outright, higher than most comparable small towns, pointing to long-settled, debt-free households rather than struggling renters.
Population
1,127
Median Age
55.0
Household IncomeiMedian weekly household income (ABS Census)
$804/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$265K
Estimated from rent (2025)
The median house price of $265,000 is a fraction of the state median, making Yarraman one of Queensland's more affordable entry points for buyers seeking detached housing. Separate houses account for 94.4% of the housing stock, so the market is almost exclusively freestanding dwellings. Monthly mortgage repayments average $867 and the mortgage-to-income ratio sits at 24.9%, below the 30% stress threshold, meaning buyers who can secure finance face manageable ongoing costs. Three-bedroom homes dominate at 52.2% of dwellings, followed by 4-plus bedrooms at 23.1%. With 50.3% of owners holding their property outright and only 23.6% carrying a mortgage, supply is held by long-term residents, which can limit turnover and constrain buyer choice.
For Buyers
The median house price of $265,000 is a fraction of the state median, making Yarraman one of Queensland's more affordable entry points for buyers seeking detached housing. Separate houses account for 94.4% of the housing stock, so the market is almost exclusively freestanding dwellings. Monthly mortgage repayments average $867 and the mortgage-to-income ratio sits at 24.9%, below the 30% stress threshold, meaning buyers who can secure finance face manageable ongoing costs. Three-bedroom homes dominate at 52.2% of dwellings, followed by 4-plus bedrooms at 23.1%. With 50.3% of owners holding their property outright and only 23.6% carrying a mortgage, supply is held by long-term residents, which can limit turnover and constrain buyer choice.
For Investors
The rental market in Yarraman presents a mixed picture. Weekly rent of $223 against a $265,000 median implies a gross yield near 4.4%, above typical metropolitan benchmarks. However, the vacancy rate of 11.8% is elevated and signals genuine oversupply for such a small population of 1,127 people. Renters make up 26.1% of households. Net internal migration averages 26 arrivals per year and overseas migration adds 12, so demand drivers are modest. Annual population growth is just 0.2%, adding roughly 11 people per year. Development activity recorded zero applications in the past 12 months, indicating no new supply pressure. The investment case rests on yield rather than capital growth, with slow demographic momentum as the main downside risk.
Schools in Yarraman iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Yarraman State School
Prep-9 · 160 students
Demographics
The median age of 55 is 15 years above the national average, and the trend is accelerating: the senior share rose 8.1 points over the decade while the working-age share fell 4.3 points. The young adult share dropped 2.8 points, reinforcing that Yarraman is losing its working-age base. Only 11.6% hold university qualifications, which is 18.5 percentage points below the national rate, consistent with the town's blue-collar and agricultural character. Overseas-born residents represent 11.6% of the population, 10 points below the national figure. Ancestry is strongly Anglo-Celtic, led by English (513), German (119), Irish (118) and Scottish (108). The average household size of 2.2 is 0.3 below national, reflecting the dominance of older couples without children, who account for 41.8% of families.
Age Distribution
Bedrooms
Dwelling Structure
94.4%
Houses
3.4%
Townhouse
N/A
Apartment
Tenure
Yarraman's housing stock is almost entirely detached: 94.4% of dwellings are separate houses, with semi-detached homes at 3.4% and no meaningful apartment component. Tenure splits show 50.3% owned outright, 23.6% mortgaged and 26.1% renting, a profile where outright owners dominate well above national norms. The median house price is estimated at $265,000 and monthly repayments average $867. The mortgage-to-income ratio of 24.9% and rent-to-income of 27.7% both sit below the 30% stress threshold, so current residents are not under financial pressure from housing costs. Three-bedroom dwellings make up 52.2% of the stock, and 4-plus bedroom homes add 23.1%. The vacancy rate of 11.8% is high relative to the small rental pool, suggesting supply of rentals exceeds current tenant demand.
Mortgage / mo
$867
Rent / wk
$223
HH Size
2.2
Personal Income / wk
$445
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.8%
Unoccupied
63
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.9%
Community Profile
Ancestry
Household Composition
41.8%
Couples, no children
806
Total families
Economy & Employment
Education is the largest employing industry at 16.4% of local workers (28 people), followed by Construction at 12.9% (22), Retail at 9.9% (17), Professional/Tech at 8.8% (15) and Healthcare at 7.6% (13). By occupation, Managers lead at 47 workers and Labourers follow at 40, a split that reflects both agricultural management and trade activity in the region. The unemployment rate is 7.1%, above the national average, and the participation rate is just 30.0%, meaning most adults are not in the labour force, which is consistent with the older median age of 55. Weekly personal income averages $445, placing household income at the 4.7th percentile nationally. SEIFA IRSD and IRSAD both sit at decile 2, confirming below-average economic resources across the community. Real income grew 6.1% over the decade.
Unemployment
3.9%
Labour Force
2,692
Unemployed
106
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.2%
Part-time
34.7%
Participation
30.0%
Employed
263
Occupations
Top Industries
University
11.6%
Postgraduate
2.6%
Born Overseas
11.6%
Dwellings
464
Transport to Work
Car dependence is high, with 79.4% of residents driving to work, above the national average for small regional towns, which reflects the 128.54 km2 catchment with limited alternatives. Walking and cycling accounts for 13.6% of commutes, reasonable for a low-density area. No schools are recorded within the suburb boundary in this dataset, so families depend on nearby towns for education. The IRSAD decile of 2 places Yarraman in the bottom quintile for advantage nationally, meaning residents face below-average access to economic and social resources compared to most Australian communities. The volunteering rate of 18.6% is a positive community indicator, and the assisted-living need of 14% (143 residents) is notable given the aging population. Rent-to-income at 27.7% and mortgage-to-income at 24.9% keep housing costs below the stress threshold for current residents.
Drive
79.4%
Public Transport
N/A
Walk / Cycle
13.6%
Work from Home
N/A
Population Forecast
+0.2%/yr
(+11 people/yr)
EstablishedYarraman grew 6.7% over the 10-year period, adding modest numbers to reach the current 1,127 residents. Annual growth is 0.2%, translating to roughly 11 additional people per year. Medium forecasts project the broader area reaching 5,633 by 2031, up from 5,587 in 2025, a slow but positive trajectory. Migration is balanced, with net internal arrivals averaging 26 per year and overseas net migration adding 12. The gentrification score from the shift analysis sits at 47 and is classified as Active, meaning some demographic renewal is occurring despite the aging trajectory. Affordability worsened from 38.2% in 2011 to 43.9% in 2021, a trend that is unusual for a town at the 4.7th income percentile, suggesting rents grew faster than incomes over the decade. Rent growth of 50% over the period supports this reading.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+12
Net Internal / yr
+26
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Yarraman compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Yarraman a good suburb to live in?
Yarraman suits retirees and those seeking affordable, quiet rural living. The median house price of $265,000 is well below the Queensland median, mortgage-to-income is a manageable 24.9%, and 50.3% of residents own outright. The trade-offs are high car dependence at 79.4% of commuters, SEIFA IRSD decile 2 placing it in the bottom 20% nationally, and a median age of 55 that reflects a limited working-age community.
What is the median house price in Yarraman?
The median house price in Yarraman is approximately $265,000, estimated from rental data for 2025. Weekly rent averages $223 and monthly mortgage repayments run about $867. The mortgage-to-income ratio is 24.9%, below the 30% stress threshold, making entry costs lower than most Queensland regional towns.
What schools are in Yarraman?
No schools are recorded within the Yarraman suburb boundary in this dataset. Families rely on educational facilities in nearby towns. The local university qualification rate is 11.6%, which is 18.5 percentage points below the national average, consistent with the town's trade and agricultural workforce profile.
Is Yarraman safe?
Detailed crime statistics are not available for Yarraman in this dataset. The suburb scores SEIFA IRSD decile 2, placing it in the bottom quintile for disadvantage nationally, which in comparable regional towns can correlate with higher crime exposure. The volunteering rate of 18.6% and the stable long-resident base (79.4% stayed put in the last 5 years) suggest community cohesion.
Is Yarraman good for property investment?
Weekly rent of $223 against a $265,000 median house price implies a gross yield of approximately 4.4%, above metropolitan averages. However, the vacancy rate of 11.8% is elevated for a town of 1,127 people, suggesting the rental pool has excess supply. Annual population growth of 0.2% limits demand expansion. The investment case favours yield over capital growth, with slow demographic momentum as the primary risk.
How is Yarraman's population changing?
Yarraman grew 6.7% over the decade but annual growth is now just 0.2%, adding roughly 11 people per year. The aging trajectory is pronounced: the senior share rose 8.1 points and the working-age share fell 4.3 points over 10 years. Net internal migration adds 26 arrivals per year, offset partly by outflow of younger residents, keeping overall momentum slow but positive.
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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