Justin Taylor
34 Gladys Lister Street, Franklin, ACT 2913
$1,799,000 - $1,899,000
4 2 2
Open Saturday 29 August 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Franklin — Ngunnawal Country
Franklin was planned as a key residential component of the Gungahlin district expansion in the early 2000s. Development focused on integrating water-sensitive urban design with high-frequency public transport links. It transitioned from greenfield land to a fully realized urban hub within fifteen years.
A contemporary, multicultural suburb with a mix of detached family homes and sleek apartment complexes. It is defined by its activity along the Light Rail spine and its family-centric atmosphere.
Overall Score
8
A top-tier Gungahlin suburb benefiting from superior transport and school catchments.
Aboriginal Name
Ngunnawal— "The name refers to the traditional custodians of the Canberra region."
Name Origin
Named after Sir John Franklin (1786–1847), an Arctic explorer and Lieutenant-Governor of Van Diemen's Land.
Established
Gazetted 2002
Transit Hub
Features three dedicated Light Rail stops.
Education
Home to the highly sought-after Franklin School.
Green Space
Contains the extensive Franklin Grassland Reserve.
Sustainability
Integrated wetlands manage local stormwater runoff.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by families, though high-density supply tempers rapid price spikes.
Amenity
8
Excellent local shopping and proximity to Gungahlin Town Centre.
Schools
9
Franklin School is a major drawcard for young families in the district.
Transport
10
Unrivaled access via the Canberra Metro Light Rail directly to the City.
Risk Profile
8
Low risk of vacancy or long-term decline due to structural importance to ACT planning.
Liveability
9
High quality of life with balanced work-play-commute dynamics.
Demographics
8
High-income professional families and a significant young-adult population.
Rental Demand
9
Consistently high due to the light rail proximity and local employment hubs.
Growth Potential
7
Solid long-term prospects, though limited by remaining developable land.
Affordability
5
Relatively high entry point for houses; units offer more accessible pricing.
Crime & Safety
8
Generally safe with crime rates lower than the ACT metropolitan average.
Walkability
8
Very high near the Flemington Road corridor and local shops.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,145,000
Consistent family demand
Median Unit
$575,000
Strong investor interest
Rental Yield
4.2%
Above average for ACT houses
Commute
18 mins
Light rail to Civic
Family Ratio
68%
High concentration of households
Vacancy Rate
1.4%
Tight rental market
✅ Key Advantages
- Direct access to the Canberra Metro Light Rail system.
- Highly regarded local primary school and early childhood centre.
- Modern infrastructure with underground power and NBN FTTP in most areas.
- Proximity to the Gungahlin Town Centre and local Woolworths precinct.
- High-quality public open spaces and walking trails around the wetlands.
⚠️ Key Watch-Outs
- Increasing traffic congestion on Flemington Road during peak hours.
- High density of apartments may lead to future oversupply in the unit market.
- Limited street parking in newer high-density townhouse developments.
- School catchment boundaries are subject to change due to high demand.
- Noise pollution for properties directly fronting the light rail corridor.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Transit-Oriented Family
How this suburb feels day-to-day.
🏠 Property Types
Mixed-use: Detached houses, modern townhouses, and high-density apartments.
Dominant dwelling stock.
💰 Price Range
$520k (Unit) – $1.6m (Premium House)
Typical entry to ceiling.
💡 Why It Matters
Franklin serves as the gateway to Gungahlin. Its design prioritizes the '20-minute neighborhood' concept, making it one of the most functional suburbs for professionals commuting to the city while raising a family.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,145,000
$980k – $1.65m
🏢 Unit Median
$575,000
$480k – $780k
📈 Price Trend
+3.4% over the last 12 months
12-month movement
🔑 Weekly Rents
Houses $720pw - $850pw, Units $540pw - $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
House prices have stabilized after the post-pandemic surge, while units remain resilient due to the high cost of renting in the ACT.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above ACT median for houses
Price comparison
📋 Income Ratio
7.8x average household income
Median price ÷ median income
💳 Gross Yield
4.2% gross
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Franklin is considered a premium Gungahlin suburb. While more expensive than Ngunnawal or Amaroo, it offers better transport utility.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+4.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professional couples and families working in the Public Service or nearby Mitchell.
💼 Investor Outlook
Strong. The proximity to the light rail ensures a permanent tenant base. Capital growth is steady rather than explosive.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.4%
1-Year Growth
+12.2%
3-Year Growth
+30.1%
5-Year Growth
📍 Growth Drivers
- Continued desirability of the light rail corridor.
- Scarcity of new detached land in the immediate vicinity.
- Expansion of the Gungahlin Town Centre commercial precinct.
- High performance of Franklin School attracting family buyers.
⛔ Headwinds
- Interest rate sensitivity among high-LVR young buyers.
- Competition from newer developments in Taylor and Jacka.
- Potential for increased land tax and rates in the ACT.
🔮 5-Year Outlook
Expect moderate, consistent growth. Franklin will likely outperform the broader ACT market as the light rail network expands further south, increasing the value of existing northern stops.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% below ACT average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Traffic Incidents: Medium
Personal Safety: Low
📋 What to Check Locally
Standard residential security is sufficient. Be mindful of vehicle security in open apartment car parks.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low environmental risk area. Primary risks are related to urban density and building quality in rapid-build apartment blocks.
🌊 Flood Risk
Low risk; modern drainage systems in place.
🔥 Bushfire Risk
Low risk; suburban location away from major forest fringes.
🏦 Insurance Impact
Standard premiums apply; no significant environmental loading.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 Suburban and RZ5 High Density Residential
🔲 Overlays
Multi-Unit Housing Development Code applies to Flemington Rd corridor.
🏗️ Development Hotspots
Flemington Road frontage and the area surrounding the Mapleton Avenue light rail stop.
Zoning allows for significant density, which protects house values but may impact privacy and sunlight for adjacent low-rise blocks.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent; light rail stops at Manning Clark Cres, Nullarbor Ave, and Mapleton Ave.
🛍️ Amenity & Retail
High; local Woolworths, coffee shops, and healthcare within walking distance.
🌲 Parks & Recreation
Very Good; Franklin Grasslands and multiple local playgrounds.
🏫 Schools
Exceptional; Franklin School is a primary driver for local property demand.
🏥 Healthcare
Good; several GPs in Franklin and Gungahlin; 15 mins to Calvary Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A youthful, high-earning demographic with a significant proportion of professionals in the public sector.
💵 Median Income
$128,000 per household
🏠 Ownership
35% owner-occupied, 40% renting, 25% owned with mortgage
🎂 Age Profile
Median age 32
🎓 Education
High; 42% hold a Bachelor degree or higher.
📊 Age Distribution
The young demographic ensures long-term vibrancy and strong demand for modern amenities and cafes.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Most major land release is complete; focus has shifted to infill and commercial upgrades.
📈 Positive Impacts
- Enhanced retail offerings at Franklin Shops.
- Improved landscaping along the light rail corridor.
- Upgrade of local park facilities.
📉 Negative Impacts
- Short-term construction noise from remaining infill sites.
- Increased pressure on street parking.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Harrison
Position
East
Price
Similar
Lifestyle
More established trees, slightly more traditional suburban feel.
Best for
Families wanting a quieter streetscape.
📍Gungahlin
Position
North
Price
Lower for units
Lifestyle
Urban center feel, noisier, more commercial.
Best for
Young singles and investors.
📍Palmerston
Position
West
Price
Lower
Lifestyle
Older 1990s homes, larger blocks, no light rail.
Best for
Renovators and value seekers.
📍Mitchell
Position
South
Price
N/A
Lifestyle
Industrial and commercial hub.
Best for
Business owners and workers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Harrison
ACT
8/10
Shared light rail corridor and similar age of housing stock.
Wright
ACT
7/10
Modern master-planned feel with a mix of density and green space.
Kellyville Ridge
NSW
7/10
Transit-oriented development near metro links with high family density.
Coombs
ACT
7/10
Newer suburb with high-density focus and strong environmental design.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents highly value the convenience of the light rail and the quality of the local primary school, though some express frustration with parking and high-density growth.
★★★★★
Commuting ease
The light rail is a game changer. I'm in the city in 20 minutes without touching my car.
Transport
Convenience
★★★★☆
Modern living
Great modern feel and the NBN is super fast, but finding a park for guests is a nightmare.
Technology
Parking
★★★★★
Schooling
Franklin School is amazing. The community feel among parents is the best I've experienced.
Education
Community
★★★★☆
Investment
Never had a vacancy longer than a week. Tenants love being near the shops and tram.
Yield
Demand
★★★☆☆
Noise
The area is getting very busy. The sirens and tram bells can be a bit much at night.
Noise
Density
★★★★☆
Amenities
Having Woolies and a good gym right here makes life very easy.
Retail
Lifestyle
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties at least two blocks back from Flemington Road to minimize noise.
- Check the specific school catchment zone as these can change annually in high-growth areas.
- Look for houses with North-facing living areas to maximize solar gain in Canberra winters.
- Verify if the property has NBN Fibre to the Premises (FTTP) for maximum resale value.
- Inspect the quality of finishes in townhouses built between 2015-2020.
❓ Questions to Ask the Agent
- Is this property within the current priority enrollment area for Franklin School?
- Are there any planned high-density developments on the vacant lots nearby?
- What is the current strata sinking fund balance for this apartment complex?
- Has the property been checked for any structural issues common in rapid-build developments?
- What are the average quarterly rates and land tax for this specific block?
- Is there any history of noise complaints from the light rail or Flemington Road?
- Does the property have NBN FTTP or FTTN?
- Are there any easements on the block that restrict future extensions?
🏷️ Seller Strategy
- Highlight proximity to specific light rail stops in all marketing materials.
- Target young families by emphasizing the Franklin School catchment.
- Ensure outdoor entertaining areas are well-presented as these are high-value for the local demographic.
- Consider a short campaign; high demand often leads to early offers.
- Professional photography should emphasize the modern, clean lines of the suburb.
📣 Positioning Tips
Position the property as a 'lifestyle choice' that eliminates the need for a second car and offers the best education in Gungahlin.
💼 Investment Case
Franklin offers a 'safe haven' investment with low vacancy and reliable capital growth.
⚠️ Investment Risks
Potential for high-density unit oversupply and rising ACT land taxes.
📈 Action Plan
- Focus on 3-bedroom townhouses which are in high demand but lower supply than apartments.
- Target properties within 400m of a light rail stop.
- Review ACT's specific rental laws regarding pets and modifications.
- Budget for higher-than-average strata fees in complexes with elevators and gyms.
🔑 Renter Tips
- Apply quickly; properties near the tram stops lease within days.
- Check for double glazing if the property faces a main road.
- Ask about included parking as street parking is strictly enforced.
🏘️ What Renters Love Here
Unbeatable commute to the city and great local shops.
⚠️ Renter Watch-Outs
Can be noisy near the light rail and some apartment blocks have thin walls.
🏢 Landlord Strategy
- Offer long-term leases to attract stable professional families.
- Ensure heating and cooling systems are high-efficiency for Canberra's climate.
- Regularly maintain gardens to keep up with the suburb's modern aesthetic.
📋 Compliance & Management
Must adhere to ACT's minimum energy efficiency standards for ceiling insulation.
🤝 Agent Insights
- The 'Franklin School effect' adds a 5-10% premium to houses within the zone.
- Buyers are increasingly wary of high-density traffic; emphasize quiet street locations.
🎯 Marketing Angles
The '15-minute commute' and 'Modern Family Living' are the strongest hooks.
👤 Target Buyer Profile
Young professional couples (28-40) and families with primary-school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment via the ACT Education Directorate website.
✓
Check the ACT Heritage Register for any local restrictions.
✓
Review the Crown Lease for any specific land use restrictions or 'use' clauses.
✓
Order a building and pest inspection from an ACT-licensed provider.
✓
Check for 'Mr Fluffy' asbestos records (unlikely for Franklin but standard practice).
✓
Review the Unit Title Plan for any restrictive by-laws regarding pets or renovations.
✓
Assess the property's EER (Energy Efficiency Rating) - mandatory in ACT.
✓
Check the ACTmapi for underground services and easements.
✓
Verify the presence of smoke alarms as per ACT legislation.
✓
Investigate any planned roadworks or light rail maintenance schedules.
✓
Confirm the property is not subject to any outstanding land tax liabilities.
✓
Check for any unapproved structures (pergolas, sheds) in the building file.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 planning.act.gov.au
🔗 education.act.gov.au
🔗 actmapi.act.gov.au
🔗 abs.gov.au
🔗 transport.act.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
