Vince Pinneri
17 Meerup Street, Amaroo, ACT 2914
Auction on the 20/06/2026 at 2:15pm
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Auction Saturday 20 June 2:15 pm๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Amaroo โ Ngunnawal Country
Amaroo was developed as part of the Gungahlin district's expansion in the early 1990s to meet Canberra's growing housing demand. It was designed as a master-planned community with a focus on integrated green spaces and pedestrian-friendly school access. Unlike earlier Canberra suburbs, it features more compact blocks but higher proximity to local services.
Today, Amaroo is an established, leafy suburb that serves as a benchmark for family living in North Canberra. It is characterized by large modern homes, quiet cul-de-sacs, and a highly active community centered around the local shopping village and Yerrabi Pond.
Overall Score
8
A top-performing Gungahlin suburb that balances lifestyle, education, and long-term value.
Aboriginal Name
Amarooโ "Beautiful place"
Name Origin
Derived from an Aboriginal word meaning 'beautiful place', consistent with the naming theme for the Gungahlin district.
Established
Gazetted 1991
Education Hub
Home to one of the ACT's largest P-10 super-schools.
Waterfront
Direct access to the Yerrabi Pond district parkland.
Self-Sufficient
Features its own dedicated shopping village with dual supermarkets.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by the school catchment, though growth has moderated compared to the 2021-22 peak.
Amenity
8
Excellent local shopping and parkland access, reducing the need to travel to the CBD for daily needs.
Schools
9
Amaroo School is a significant drawcard, often resulting in a price premium for properties within the priority enrollment area.
Transport
6
Reliable bus links to Gungahlin Place light rail, though car dependency remains high for city commutes.
Risk Profile
8
Low risk of significant downturn due to high owner-occupancy and lack of new land supply in the immediate vicinity.
Liveability
9
High quality of life with abundant playgrounds, walking tracks, and a safe community feel.
Demographics
8
Dominated by high-income dual-parent households, providing a stable economic base.
Rental Demand
7
Consistently low vacancy rates as families seek to secure addresses within the school catchment.
Growth Potential
7
Limited by its established nature, but scarcity of large blocks in Gungahlin supports long-term appreciation.
Affordability
5
One of the more expensive suburbs in Gungahlin, making it less accessible for first-home buyers.
Crime & Safety
8
Statistically safer than the ACT average, with most incidents being opportunistic property crime.
Walkability
6
Good internal walkability to shops and schools, but external destinations require transport.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,125,000
Reflecting premium family status
1yr Growth
4.2%
Stable upward trajectory
Family Ratio
82%
High concentration of households
Vacancy Rate
1.4%
Tight rental market
Open Space
22%
Parks and nature reserves
Avg EER
4.5
Modern construction standards
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Key Advantages
- Highly regarded Amaroo School (P-10) catchment area
- Excellent local shopping village including Coles and Aldi
- Proximity to Yerrabi Pond for recreation and exercise
- High proportion of owner-occupiers ensuring street pride
- Quiet, master-planned street layouts with minimal through-traffic
- Modern housing stock with relatively high energy efficiency ratings
โ ๏ธ Key Watch-Outs
- Significant morning traffic congestion around school zones
- Higher entry price compared to neighboring Ngunnawal or Jacka
- Limited nightlife or high-end dining options within the suburb
- Ongoing maintenance requirements for 20-30 year old homes
- Distance from the Canberra CBD (approx. 20-25 mins drive)
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Established Family
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached 4-bedroom houses with some townhouses near the village.
Dominant dwelling stock.
๐ฐ Price Range
$850k – $1.65m
Typical entry to ceiling.
๐ก Why It Matters
Amaroo represents the 'aspirational' move for families within the Gungahlin district. Its maturity compared to newer suburbs like Taylor or Moncrieff means larger trees, established gardens, and a proven community infrastructure that justifies its price premium.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$1,125,000
$950k – $1.6m
๐ข Unit Median
$645,000
$550k – $780k
๐ Price Trend
+4.2% past 12 months
12-month movement
๐ Weekly Rents
Houses $750pw, Units $580pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The price history shows resilience; while the ACT market saw a correction in 2023, Amaroo's school-driven demand helped it recover faster than the broader Canberra market.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
8% above Gungahlin district median
Price comparison
๐ Income Ratio
7.8x annual household income
Median price รท median income
๐ณ Gross Yield
3.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Amaroo is a 'destination' suburb. While it is more expensive than the district average, it offers better value per square metre than inner-north suburbs like O'Connor or Ainslie for families needing 4+ bedrooms.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
1.4%
Lower = tighter market
โฑ๏ธ Days to Lease
18 days
Avg time on market
๐ Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand LevelHigh
๐ค Tenant Profile
Professional families and defense personnel seeking proximity to schools and Gungahlin Town Centre.
๐ผ Investor Outlook
Strong capital growth prospects and low vacancy make it a safe 'set and forget' investment. However, gross yields are modest, so the play is primarily for long-term equity gain.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+12.5% cumulative
3-Year Growth
+34% cumulative
5-Year Growth
๐ Growth Drivers
- Continued reputation of Amaroo School
- Limited new land releases in the immediate Gungahlin area
- Upgrades to nearby Horse Park Drive improving commute times
- High demand for 4-bedroom family homes in the ACT
- Proximity to the expanding Gungahlin Town Centre
โ Headwinds
- Interest rate sensitivity among high-mortgage family households
- Competition from newer, more modern builds in Taylor and Jacka
- Potential changes to ACT school catchment boundaries
๐ฎ 5-Year Outlook
Expect steady growth outperforming the broader ACT average. As the suburb's trees and gardens fully mature, it will increasingly appeal to buyers who find newer suburbs too 'stark'.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
12% below ACT average crime rate
Relative comparison
Risk Categories
Burglary: Low Property Damage: Medium Personal Safety: Low
๐ What to Check Locally
Standard suburban precautions apply. Check the ACT Crime Map for specific street-level data, particularly near the shopping village parking areas.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Low-risk suburb with primary concerns related to bushfire interface on the northern edge and standard ACT property compliance issues.
๐ Flood Risk
Low risk; some localized overland flow issues near Yerrabi Pond during extreme storms.
๐ฅ Bushfire Risk
Moderate risk for properties on the northern fringe bordering the reserve; Bushfire Management Zones apply.
๐ฆ Insurance Impact
Standard premiums apply; no significant 'red flag' loading for the majority of the suburb.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
RZ1 - Suburban
๐ฒ Overlays
Bushfire Prone Area (northern edge only)
๐๏ธ Development Hotspots
Minimal; the suburb is largely built out with only minor dual-occupancy potential under RZ1/RZ2 changes.
The RZ1 zoning protects the low-density family character of the suburb, preventing the 'cramming' of apartments seen in Gungahlin CBD.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Good bus connectivity; 5-minute drive to Light Rail terminus in Gungahlin.
๐๏ธ Amenity & Retail
High; Amaroo Village is one of the best local centers in the district.
๐ฒ Parks & Recreation
Excellent; Yerrabi Pond and numerous local playgrounds within walking distance.
๐ซ Schools
Exceptional; Amaroo School is the primary driver for many residents.
๐ฅ Healthcare
Good; Local GP in the village and 15 minutes to Calvary Public Hospital.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A wealthy, multicultural, and young-family oriented population with high education levels.
๐ต Median Income
$135,000 pa (Household)
๐ Ownership
76% owner-occupied (including with mortgage)
๐ Age Profile
Median age 34
๐ Education
High; 38% of residents hold a Bachelor degree or higher.
๐ Age Distribution
The high percentage of families and owner-occupiers creates a stable, community-focused environment where residents are invested in local upkeep.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Amaroo is largely mature, with most major infrastructure complete. Future impacts are regional.
๐ Positive Impacts
- Completion of Horse Park Drive duplication
- Expansion of Gungahlin Town Centre retail and cinema
- Upgrades to Yerrabi Pond recreational facilities
๐ Negative Impacts
- Increased regional traffic from newer suburbs like Jacka
- Potential for increased density in neighboring Ngunnawal
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Forde
Position East
Price More expensive
Lifestyle More 'prestige' feel, borders Mulligans Flat reserve.
Best for High-end buyers seeking nature proximity.
๐Ngunnawal
Position West
Price More affordable
Lifestyle Older housing stock, smaller blocks, less cohesive shopping.
Best for First home buyers and budget-conscious families.
๐Bonner
Position North-East
Price Similar
Lifestyle Newer homes but steeper blocks and less established trees.
Best for Families wanting modern builds.
๐Jacka
Position North
Price Cheaper
Lifestyle Currently under development; lacks established amenities.
Best for Buyers looking for new land or house/land packages.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Harrison
ACT
8/10
Strong school focus and proximity to light rail.
Kellyville Ridge
NSW
7/10
Master-planned family suburb with high-performing local schools.
Point Cook
VIC
7/10
Self-contained master-planned community with strong family demographics.
North Lakes
QLD
8/10
High level of internal amenity and school-driven demand.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the 'village feel' and the quality of the local school as the primary reasons for staying long-term.
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Family Life
The best place in Gungahlin to raise kids. Everything is walkable and the school community is fantastic.
Community Safety
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Transport
The drive to the city is getting longer, but the local shops make up for it on weekends.
Traffic Convenience
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Rental Market
Never had a problem finding tenants. Families will pay a premium to be in the Amaroo School zone.
Demand Yield
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Affordability
It's hard to get into the market here now; we had to settle for a smaller townhouse than we wanted.
Price Location
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Amenity
Having both Coles and Aldi right here is a lifesaver. Yerrabi Pond is beautiful for evening walks.
Shopping Nature
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Quietness
The cul-de-sacs are very quiet, though it gets very busy around 3pm when school finishes.
Peace Congestion
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties within the Amaroo School Priority Enrollment Area (PEA) for best resale value.
- Check the Energy Efficiency Rating (EER) carefully; older 90s builds may require insulation upgrades.
- Inspect for unapproved structures (pergolas, sheds) which are common in the ACT and can complicate settlement.
- Look for homes with north-facing living areas to manage Canberra's cold winters efficiently.
- Negotiate on properties that haven't updated their original 90s kitchens or bathrooms.
- Verify the exact boundary if backing onto a reserve for bushfire management responsibilities.
โ Questions to Ask the Agent
- Is this property within the current Amaroo School priority enrollment area?
- Are there any unapproved structures or extensions noted in the building file?
- What is the current EER, and has the ceiling insulation been upgraded to meet 2023 standards?
- Has the property ever had issues with overland flow or drainage during heavy rain?
- Are there any active body corporate fees if the property is a titled townhouse?
- What are the most recent comparable sales in the same street or cul-de-sac?
- Is the property subject to any bushfire management overlays or specific building requirements?
๐ท๏ธ Seller Strategy
- Highlight school catchment status as the primary marketing angle.
- Ensure the garden is well-presented; Amaroo buyers value established outdoor living.
- Obtain a fresh building and pest report before listing to avoid surprises during the ACT's mandatory disclosure process.
- Consider minor cosmetic updates to kitchens to compete with newer homes in Taylor.
- Showcase proximity to the Amaroo Village and Yerrabi Pond in all photography.
๐ฃ Positioning Tips
Position the property as a 'turn-key family sanctuary' in Gungahlin's most established and convenient pocket. Emphasize the lifestyle benefits of walking to school and shops.
๐ผ Investment Case
High-stability, low-risk capital growth play.
โ ๏ธ Investment Risks
Low rental yields compared to apartments; high land tax in the ACT.
๐ Action Plan
- Target 4-bedroom detached houses with low-maintenance yards.
- Ensure the property is compliant with ACT minimum rental standards (insulation).
- Budget for higher-than-average ACT rates and land tax.
- Focus on long-term capital growth rather than immediate cash flow.
๐ Renter Tips
- Apply early; properties in the school zone move very quickly.
- Check if the property meets the ACT's mandatory ceiling insulation standards.
- Ask about heating systems; ducted gas or reverse cycle is essential for winter.
๐๏ธ What Renters Love Here
Safe, family-friendly, and excellent local amenities.
โ ๏ธ Renter Watch-Outs
Parking can be difficult near the schools and shops during peak times.
๐ข Landlord Strategy
- Maintain the garden to a high standard to attract long-term professional families.
- Consider installing solar panels to increase property appeal and EER.
- Regularly review the ACT's evolving rental laws regarding pets and modifications.
๐ Compliance & Management
Must comply with ACT's Residential Tenancies Act, including mandatory insulation and smoke alarm standards.
๐ค Agent Insights
- School catchment is the #1 question from every buyer.
- Buyers are increasingly wary of high energy costs; highlight EER and solar.
- The 'village' atmosphere is a key differentiator from newer Gungahlin suburbs.
๐ฏ Marketing Angles
The 'Heart of Gungahlin' lifestyle; Walk-to-everything convenience; The gold standard for family education.
๐ค Target Buyer Profile
Upsizing families from Ngunnawal/Gungahlin; Public service professionals; Defense families on long-term postings.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Verify school catchment via the ACT Education Directorate website.โ
Review the mandatory ACT Building, Pest, and Compliance Inspection Report.โ
Check the Crown Lease for any specific land use restrictions or variations.โ
Confirm the EER (Energy Efficiency Rating) meets your expectations for winter comfort.โ
Assess the age and condition of the ducted heating/cooling system.โ
Check for any outstanding land tax or rates liabilities.โ
Inspect the property for signs of 'Mr Fluffy' loose-fill asbestos (though unlikely for this build era, always verify).โ
Evaluate the property's proximity to the bushfire interface and any required maintenance.โ
Confirm all plumbing and electrical modifications have been certified by the ACT Government.โ
Review the ACT Planning Strategy for any future zoning changes in the immediate area.โ
Walk the route to the local shops and school to assess traffic and safety.โ
Check mobile and NBN coverage strength at the property.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ planning.act.gov.au ๐ education.act.gov.au ๐ abs.gov.au ๐ police.act.gov.au ๐ act.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-13. While all care has been taken to ensure accuracy, this information is for general due-diligence purposes only. Buyers should conduct their own independent investigations and seek legal advice before entering into a contract of sale in the ACT.
