Free market report · Data to July 2026
Unincorporated ACT property market
Unincorporated ACT is one of the 453 council areas we track on the Momentum Dial, our property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
Unincorporated ACT is home to 484,630 people. On the Buyers First Momentum Dial its house market currently reads at Peak, while units read at the Bottom. Same council, different clocks, which is exactly why we track them separately. The number that matters most here: population is compounding at +1.7% a year. People arriving is the rawest form of housing demand. Here's the rest of the picture, in plain numbers.
Houses · cycle position
Peak
The Unincorporated ACT house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-5% to +12%
Modelled 12-month price range
+2.1%
Modelled 12-month rent change
Units · cycle position
Bottom
The unit market is at the deepest point of its decline. Historically, this is the phase where the best entries have been made, and also where the least certainty exists.
-8% to +10%
Modelled 12-month price range
+2.2%
Modelled 12-month rent change
At a glance · houses
$1,060,742
Typical house, August 2026
+4.5% a year since 2010
+5.6%
Growth a year, last 10 years
+3.4% a year over the last 5
$691
Rent a week
3.4% gross yield
3 of 15
Years prices fell since 2010
Worst: 2023, -3%
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. Cycle data and projections sourced from HtAG Analytics. See Unincorporated ACT on the clock.
Free · One per person
Want all of this written up for Unincorporated ACT?
The full report is this data as a written document, plus the current price, rent, yield and growth on one suburb inside Unincorporated ACT, and the numbers that cut against the area. I write them by hand, so it comes from me rather than out of a system.
The numbers, explained
Unincorporated ACT in charts.
The typical house in Unincorporated ACT went from $509,686 in 2010 to $1,060,742 in August 2026. That is +108% in total, +4.5% a year. 3 down years out of 15, never more than 2 in a row. Cycles, not collapses.
Houses · price change each year · 2011 to 2026
Prices in Unincorporated ACT fell in 3 of the last 15 years
+108%
Since 2010
+5.6%
Per year, last 10 years
3 of 15
Years going backwards
-2.5%
Worst year (2023)
What this shows. How much the typical house price in Unincorporated ACT went up or down each year. Teal bars are up years, red bars are down years, and the faded bar is this year so far.
Why it matters. The size of a good year matters less than how many bad years there were and whether they came in a row. Boring? Absolutely. But the length of the down stretch is what decides whether you get out the other side. Typical price at December each year, data from HtAG Analytics.
You don't need to know property to read this. Every chart below opens with the point in one line, then says what it shows and why we care. Teal is a good sign, amber is okay, red means watch it.
The scorecard · 6 things we check
Unincorporated ACT scores 19 out of 30. Mixed.
prices are rising as fast as they will this cycle, so the easy money has been made
3 of 15 years
2.1 new homes approved per 100 that exist
population growing 1.7% a year
4.1% unemployed, Australia 4.2%
a house costs 7.2 years of a local household's income
What this shows. Seven quick checks on Unincorporated ACT, each scored out of five. Five is the reading we most want to see.
Why it matters. No single number tells you whether an area is a good buy. Together they show whether the pieces line up. These are bands, not rules: a council outside a band can still be the right buy for the right person, and one inside every band can still be wrong for you.
House prices since 2010 · Unincorporated ACT vs the 0 most similar councils in ACT
Unincorporated ACT prices, year by year, against similar councils
+3.4% vs n/a
A year, last 5 years
+5.6% vs n/a
A year, last 10 years
+5.0% vs n/a
A year, last 15 years
What this shows. The typical house price in Unincorporated ACT every year, in teal, next to the middle of the five councils in ACT closest to it in size and starting price: . The small "vs" number in each tile is those councils.
Why it matters.
Momentum · the last 36 months
Prices in Unincorporated ACT are picking up speed right now
$1,057,595
3-month price, August 2026
+1.9%
3-month price vs 12-month price
5,681 vs 6,317
Houses sold, last 12 months vs the 12 before
What this shows. Two versions of the same price. The dotted teal line averages the last three months, so it reacts fast. The grey line averages the last twelve, so it moves slowly. The bars are how many houses sold each month.
Why it matters. The last three months are running ahead of the last twelve. That is what speeding up looks like before it shows in the yearly number.
New homes · approvals as a share of all the homes here
New homes in Unincorporated ACT are keeping pace with the people
What this shows. For every 100 homes already in Unincorporated ACT, how many new ones the council approved each year. The teal band is the range we call balanced.
Why it matters. New homes are arriving at about the pace the population absorbs them. Balanced. The home count is the population divided by the average household size, so treat the rate as a guide rather than a census.
Affordability · house price in years of local household income
A house in Unincorporated ACT costs 7.2 years of a local family's income
What this shows. Take the typical house price and divide it by what a typical household here earns in a year. A bar of 7 means seven years of the whole household's income buys one house.
Why it matters. Stretched, which is where most of the country sits now. Growth from here leans on rising incomes and buyers coming in from outside the area. Income is the 2021 Census figure carried forward at 3.5% a year, so it is an estimate, not a measurement.
Rents · typical weekly house rent, last 36 months
Rent in Unincorporated ACT is $691 a week, up 3.1% in a year
$691
A week, August 2026
+3.1%
Change in the last year
+3.4%
A year, last 5 years
What this shows. What a typical house in Unincorporated ACT rents for each week, month by month.
Why it matters. Rents rising faster than inflation means more people want to live here than there are homes to rent. That pressure eventually shows up in prices.
Rental yield · a year of rent as a share of the price, Unincorporated ACT vs similar councils
Rent covers 3.4% of the price each year in Unincorporated ACT
What this shows. Yield is simple: a whole year of rent divided by the house price. A $500,000 house renting for $500 a week earns $26,000 a year, which is a 5.2% yield.
Why it matters. Yield is a year of rent divided by the price. Higher means the rent covers more of the loan. We don't buy on yield alone and we never set a yield cut-off; it is one piece of the picture, next to growth.
The people
Who lives in Unincorporated ACT.
The population has grown +1.7% a year over the last five years, which is quick by national standards. Interesting mix underneath: locals have been leaving on net (-4,042 over three years) while overseas migration more than filled the gap (19,091). Worth understanding who is arriving and what housing they need. The median age is 35 and the median household brings in $2,373 a week (Census 2021). 67% of households own or are paying off their home. Owner-occupier markets like this tend to hold their nerve through the cycle, because nobody is forced to sell an address they live at.
Population · ABS estimates 2015 to 2025
Unincorporated ACT is growing fast: 484,630 people, up +1.7% a year
484,630
People, 2025
+1.7% vs +1.7%
A year, last 5 years · typical ACT council
+2.1%
A year, last 10 years
Why it matters. People arriving is the rawest form of housing demand. Every new household needs somewhere to live before anything else happens.
Where the growth came from · last 3 years
Overseas arrivals are doing the heavy lifting in Unincorporated ACT: 19,091 in three years
Net change: +23,368 people over three years.
What this shows. Three ways a place gains or loses people: babies born minus people who died, people who moved here from another part of Australia, and people who arrived from overseas. Bars to the right add people, bars to the left take them away.
Why it matters. Overseas arrivals usually rent first, so this kind of growth shows up in rents before it shows up in prices.
Age and households · Census 2021
Unincorporated ACT is about the same age as the typical ACT council: median age 35
Unincorporated ACT Typical ACT council (middle of 1)
Why it matters. A mixed-age area has demand for most housing types, which makes it easier to sell to whoever the next buyer is.
Income and who owns the homes · Census 2021
Most homes in Unincorporated ACT are owner-occupied: 67% own or are paying off, 31% rent
Own or paying off Renting Other
Why it matters. Owner-occupier markets hold their nerve through the cycle, because nobody is forced to sell the address they live at.
New supply
What's being approved to build.
4,031 dwellings were approved in FY26, 808 of them houses. Approvals have been roughly steady year to year. On the non-residential side, $2.1 billion of building was approved in FY26, $1.5 billion of it public money. Governments build where they expect people. Within that, $543 million of education and health buildings have been approved across the last three financial years. Schools and hospitals are the most honest signal governments give about where they expect families.
Homes approved · ABS, by financial year
Building in Unincorporated ACT is steady: 4,031 homes approved in FY26
Houses Units, townhouses and other
4,031
Homes approved, FY26
20%
Of them houses
2.1%
New homes per 100 that exist
What this shows. How many new homes the council approved each financial year, split into houses and everything else. Approved is not built, but it is the earliest warning of supply on the way.
Why it matters. Enough building to house the newcomers without flooding the market. Boring is good here.
Non-residential building approved · ABS
Government spending on buildings in Unincorporated ACT is rising: $1.5b approved in FY26
Government projects All non-residential
$2.1b
All sectors, FY26
$1.5b
Government, FY26
$543m
Schools and health, last 3 years
What this shows. The dollar value of shops, offices, schools, hospitals and other non-home buildings approved each year. The darker bar is the government's share.
Why it matters. Governments build where they expect people. Schools and hospitals are the most honest signal they give about where families are heading. For the named projects behind these numbers, ask for the full report.
Jobs
Who's working in Unincorporated ACT.
Work here runs on public administration (30% of jobs), ahead of health care and social assistance and professional services. That first number deserves attention: when a quarter of the jobs sit in one industry, the property market inherits that industry's fortunes, good and bad. 28,620 more residents are in work than five years ago (+11.6%). That is strong jobs growth, and it usually shows up in housing demand with a lag. Unemployment tracks close to the national average at 4.1%. On the ABS advantage index this council ranks in the top 10% of the country, which you'll notice in the price tags.
Jobs · SALM, March 2026
28,620 more people in Unincorporated ACT have a job than five years ago
274,631
Residents in work
4.1% vs 4.2%
Unemployed · Australia
+11.6%
Jobs change, 5 years
Unincorporated ACT Australia
Why it matters. Strong jobs growth shows up in housing demand with a lag. People get the job first and buy the house a year or two later.
Who employs people here · Census 2021
Public administration is the biggest employer in Unincorporated ACT, 30% of jobs
What this shows. The five industries that employ the most residents, as a share of all jobs. The pill is the ABS advantage score: Unincorporated ACT sits in decile 10 of 10 nationally, where 10 is the most advantaged.
Why it matters. One industry carrying a fifth or more of the jobs is a concentration risk. If it wobbles, the whole town feels it.
The outlook
Is Unincorporated ACT worth buying into?
Put the drivers together and the case for Unincorporated ACT is: a population that keeps growing, a job base that has expanded, public building spend trending up. Against that, weigh heavy reliance on public administration. None of this guarantees anything. It tells you where to look harder, which is what a report like this is for.
Free · Written by hand · One per person
This page is the public data. The full report is that written up as a document, plus the current price, rent, yield and growth on one suburb inside Unincorporated ACT. One per person.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Inside the LGA
The suburbs of Unincorporated ACT.
We hold live snapshot data for 4 suburbs in Unincorporated ACT. Click through for the full numbers.
| Suburb | Typical price | Rent/wk | Gross yield | 1yr growth | Listings |
|---|---|---|---|---|---|
| Calwell | $959,992 | $740 | 4.0% | +6% | REA · Domain |
| Macgregor | $898,565 | $700 | 4.1% | +6% | REA · Domain |
| Isabella Plains | $892,070 | $699 | 4.1% | +6% | REA · Domain |
| Charnwood | $768,022 | $599 | 4.1% | +6% | REA · Domain |
Next step. See what's for sale in Calwell on realestate.com.au or Domain. Then send me the address before you make an offer. That is the part the data cannot do.
All 136 suburbs and localities in Unincorporated ACT
ACT Remainder - Belconnen · ACT Remainder - Booth · ACT Remainder - Canberra Central · ACT Remainder - Coree · ACT Remainder - Cotter River · ACT Remainder - Gungahlin · ACT Remainder - Hall · ACT Remainder - Jerrabomberra · ACT Remainder - Kowen · ACT Remainder - Majura · ACT Remainder - Molonglo Valley · ACT Remainder - Paddys River · ACT Remainder - Rendezvous Creek · ACT Remainder - Stromlo · ACT Remainder - Tuggeranong · ACT Remainder - Weston Creek · Acton · Ainslie · Amaroo · Aranda · Banks · Barton · Beard · Belconnen · Bonner · Bonython · Braddon · Bruce · Calwell · Campbell · Canberra Airport · Capital Hill · Casey · Chapman · Charnwood · Chifley · Chisholm · City · Conder · Cook · Coombs · Crace · Curtin · Deakin · Denman Prospect · Dickson · Downer · Duffy · Dunlop · Evatt · Fadden · Farrer · Fisher · Florey · Flynn · Forde · Forrest · Franklin · Fraser · Fyshwick · Garran · Gilmore · Giralang · Gordon · Gowrie · Greenway · Griffith · Gungahlin · Hackett · Hall · Harrison · Hawker · Higgins · Holder · Holt · Hughes · Hume · Isaacs · Isabella Plains · Jacka · Kaleen · Kambah · Kingston · Latham · Lawson · Lyneham · Lyons · Macarthur · Macgregor · Macnamara · Macquarie · Mawson · McKellar · Melba · Mitchell · Molonglo · Monash · Moncrieff · Narrabundah · Ngunnawal · Nicholls · O'Connor · O'Malley · Oaks Estate · Oxley · Page · Palmerston · Parkes · Pearce · Phillip · Pialligo · Red Hill · Reid · Richardson · Rivett · Russell · Scullin · Spence · Stirling · Strathnairn · Symonston · Taylor · Tharwa · Theodore · Throsby · Torrens · Turner · Uriarra Village · Wanniassa · Waramanga · Watson · Weetangera · Weston · Whitlam · Wright · Yarralumla
Free · Written by hand · One per person
Want the full workup on Unincorporated ACT?
This page is the public data. The full report is the written workup: current price, rent, gross yield and vacancy, growth over 1, 3, 5 and 10 years, days on market and demand, and the supply coming down the pipe, for Unincorporated ACT or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. One per person, no charge, and no 14-part email sequence afterwards. All I ask is that if it lands, you take the fifteen minute call at the end of it.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026, sourced from HtAG Analytics. Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If Unincorporated ACT is on your list, that's a conversation worth having early.