Samuel Thompson
23 Boothby Place, Garran, ACT 2605
Auction
4 2 1
Open Saturday 27 June 10:45 am Auction Saturday 11 July 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Garran — Ngunnawal Country
Garran was developed in the mid-1960s as part of the Woden Valley's residential expansion. It was designed to provide high-quality housing for the growing public service and the medical staff of the then-new Canberra Hospital.
The suburb is defined by its leafy streets, mid-century architecture, and a high concentration of medical professionals. It balances a quiet residential feel with the high-activity environment of the hospital precinct.
Overall Score
8.5
A high-performing suburb with strong fundamentals in education, health, and location.
Aboriginal Name
Ngunnawal— "The people"
Name Origin
Named after Sir Robert Garran (1867–1957), a key contributor to the Australian Constitution and the first Solicitor-General of the Commonwealth.
Established
Gazetted 1966
Medical Hub
Home to the Canberra Hospital, the largest healthcare facility in the region.
Nature Access
Directly borders the Red Hill Nature Reserve with extensive walking trails.
Top Schooling
Garran Primary is consistently ranked among the top-performing public schools in the ACT.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand from medical professionals keeps the market resilient even during broader downturns.
Amenity
9
Excellent access to healthcare, local shops, and the Woden Town Centre.
Schools
9.5
Garran Primary is a major drawcard for families, often driving a premium for catchment properties.
Transport
7
Good bus links and proximity to major arterials, though local streets suffer from hospital-related traffic.
Risk Profile
8
Low risk of vacancy or significant price drops, though hospital expansion impacts local amenity.
Liveability
9
High quality of life with green spaces, quiet streets, and proximity to employment.
Demographics
9
High-income earners, medical specialists, and established families dominate the profile.
Rental Demand
8.5
Extremely high demand for both short-term medical staff and long-term family rentals.
Growth Potential
7.5
Solid long-term prospects due to land scarcity and the critical nature of the hospital precinct.
Affordability
3
One of the more expensive suburbs in Woden Valley, with high entry costs for houses.
Crime & Safety
8.5
Generally very safe with low rates of serious crime compared to the ACT average.
Walkability
6
Good internal walkability to shops and schools, but hilly in parts and separated from Woden by major roads.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,580,000
Reflecting premium Woden Valley pricing.
Median Unit
$745,000
Includes modern townhouses and older flats.
1yr Growth
4.2%
Steady appreciation in a mature market.
Vacancy Rate
1.1%
Tight supply due to hospital staff demand.
Family Ratio
72%
High concentration of family households.
Green Space
24%
Significant portion of suburb is parkland or reserve.
✅ Key Advantages
- Exceptional public school catchment (Garran Primary School).
- Immediate proximity to the Canberra Hospital and National Capital Private Hospital.
- Large residential blocks, many exceeding 800sqm, offering renovation or rebuild potential.
- Strong capital growth history and high land value component.
- Bordering Red Hill Nature Reserve provides excellent recreational opportunities.
- Stable, high-income demographic ensuring community pride and property maintenance.
⚠️ Key Watch-Outs
- Significant parking overflow issues in streets adjacent to the hospital.
- Noise pollution from ambulance sirens and hospital helicopter flight paths.
- Higher entry price point compared to neighboring suburbs like Lyons or Phillip.
- Limited stock availability as residents tend to hold properties long-term.
- Ongoing construction impacts from the Canberra Hospital Master Plan expansion.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Medical Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-storey houses with an increasing number of modern dual-occupancies and townhouses.
Dominant dwelling stock.
💰 Price Range
$700k (units) to $3.5m+ (premium estates)
Typical entry to ceiling.
💡 Why It Matters
Garran is a 'blue-chip' Woden suburb. Its value is anchored by the hospital, making it somewhat insulated from economic volatility that affects more discretionary markets.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,580,000
$1.35m – $2.8m
🏢 Unit Median
$745,000
$550k – $950k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high house-to-unit ratio preserves the suburb's low-density feel, while the steady price climb reflects its status as a destination of choice for the medical community.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% above Canberra median house price
Price comparison
📋 Income Ratio
8.8x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Garran is a premium market. While expensive, the high median household income of residents suggests that local buyers are less stretched than in some outer-fringe growth corridors.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical registrars, specialists, and families seeking the Garran Primary catchment.
💼 Investor Outlook
Extremely stable. The hospital provides a constant stream of high-quality tenants. Capital growth is the primary play here rather than high yields.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5% cumulative
3-Year Growth
+37% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing multi-billion dollar expansion of the Canberra Hospital precinct.
- Continued high demand for the Garran Primary School catchment.
- Scarcity of large RZ1 and RZ2 blocks in the Woden Valley.
- Gentrification through 'knock-down rebuilds' by high-income earners.
⛔ Headwinds
- Interest rate sensitivity for the $1.5m+ price bracket.
- Potential for increased density in RZ2 zones altering streetscapes.
- Congestion issues potentially deterring some premium buyers.
🔮 5-Year Outlook
Expected to outperform the broader ACT market due to the essential nature of the surrounding infrastructure. Expect steady 4-6% annual growth.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below ACT average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard home security is sufficient. Most local issues relate to illegal parking or minor traffic infringements near the hospital.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are operational rather than environmental, centered on the hospital's footprint and traffic.
🌊 Flood Risk
Very low risk; suburb is elevated and well-drained.
🔥 Bushfire Risk
Moderate risk for properties directly backing onto the Red Hill Nature Reserve; check Asset Protection Zones.
🏦 Insurance Impact
No significant premiums noted, though properties on the reserve boundary should confirm bushfire coverage.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 Suburban and RZ2 Suburban Core
🔲 Overlays
Precinct Code for the Canberra Hospital; some heritage considerations for original mid-century builds.
🏗️ Development Hotspots
RZ2 zones near the shops and hospital allow for more compact residential development and dual occupancies.
RZ2 zoning provides long-term value for landholders as it allows for higher density development than standard RZ1 blocks.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Frequent bus services to Woden and City; proximity to Hindmarsh Drive.
🛍️ Amenity & Retail
Local shops include a supermarket, bakery, and popular cafes; minutes from Woden Westfield.
🌲 Parks & Recreation
Excellent access to Red Hill Nature Reserve and local playing fields.
🏫 Schools
Home to Garran Primary; short drive to Canberra Grammar and other top private schools.
🏥 Healthcare
Unrivalled access to public and private hospital facilities.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent population with a high proportion of professionals in the health and public service sectors.
💵 Median Income
$135,000 pa per household
🏠 Ownership
74% owner-occupied (including with mortgage), 26% renting
🎂 Age Profile
Median age 41
🎓 Education
62% of residents hold a Bachelor degree or higher
📊 Age Distribution
The high ownership rate and professional demographic contribute to long-term price stability and a well-maintained suburb aesthetic.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Canberra Hospital Master Plan (2021-2041) is the dominant influence on the suburb.
📈 Positive Impacts
- World-class healthcare facilities on the doorstep.
- Increased local employment driving rental and purchase demand.
- Improved public transport and infrastructure upgrades.
📉 Negative Impacts
- Years of construction noise and dust.
- Increased traffic volume on Kitchener and Gilmore Streets.
- Loss of some local green space for hospital expansion.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Hughes
Position
North
Price
Slightly cheaper
Lifestyle
Similar leafy feel but lacks the hospital-centric demand.
Best for
Families wanting Woden proximity without the hospital traffic.
📍O'Malley
Position
South
Price
Significantly more expensive
Lifestyle
Large diplomatic estates, very low density, no shops.
Best for
Ultra-high net worth buyers seeking prestige and privacy.
📍Phillip
Position
West
Price
Much cheaper (units)
Lifestyle
High-density urban living near the Westfield mall.
Best for
First home buyers and investors seeking higher yields.
📍Red Hill
Position
North-East
Price
More expensive
Lifestyle
Premier Inner South suburb with higher heritage value.
Best for
Established families and executives.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Deakin
ACT
9/10
Medical precinct proximity and high-performing schools.
Mont Albert
VIC
8.5/10
Leafy, family-oriented with strong school catchments and hospital proximity.
Nedlands
WA
9/10
The premier medical and university hub of its city.
Burnside
SA
8.5/10
Established, high-income demographic with excellent schools and nature access.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and the 'village' feel of the shops, though there is a shared frustration regarding the hospital's impact on local parking.
★★★★★
Schooling & Community
We moved here specifically for the primary school and it has been the best decision for our kids. The community at the shops is so friendly.
Education
Community
★★★★☆
Work-Life Balance
Being able to walk to the hospital is a massive plus for my lifestyle, though the sirens can be a bit much on summer nights.
Proximity
Noise
★★★☆☆
Traffic & Parking
I love my garden and the birds from Red Hill, but I can never find a park for my visitors because of the hospital staff parking in our street.
Nature
Parking
★★★★★
Investment Value
The land value here is incredible. We bought an old 60s house and the growth since we renovated has been very satisfying.
Growth
Potential
★★★★☆
Convenience
It's a bit expensive to rent here, but being so close to Woden and the nature trails makes it worth it.
Location
Cost
★★★★★
Local Economy
The local shops are thriving. There is a real sense of supporting local business here which you don't always get in Canberra.
Vibrancy
Economy
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the western side of the suburb to minimize hospital noise and traffic.
- Check the school priority enrollment area boundaries carefully as they are strictly enforced.
- Look for RZ2 zoned blocks if you are considering future development or a dual occupancy.
- Attend several weekend inspections to gauge the true impact of hospital parking overflow.
- Be prepared for competitive bidding; Garran properties often sell above the initial guide.
- Investigate the 'Mr Fluffy' (loose-fill asbestos) history of any older home to ensure it was cleared or never affected.
❓ Questions to Ask the Agent
- Is this property within the current Garran Primary School priority enrollment area?
- Has this block ever been identified on the Loose-fill Asbestos Insulation Register?
- What are the specific RZ zoning restrictions for this street?
- How has the hospital expansion impacted traffic noise at this specific address?
- Are there any planned changes to street parking permits in this immediate area?
- What is the typical profile of unsuccessful bidders in this pocket?
- Are there any easements related to hospital infrastructure running through the property?
🏷️ Seller Strategy
- Highlight the school catchment as the primary marketing angle for family homes.
- Ensure the garden is well-presented, as Garran buyers value outdoor living and privacy.
- Address parking solutions (e.g., double carports) in your marketing to counter local congestion concerns.
- Target medical recruitment agencies to reach high-income specialists moving to the area.
- Consider a short, sharp auction campaign to capitalize on the suburb's low stock levels.
📣 Positioning Tips
Position the property as a 'generational home' within a blue-chip educational and medical precinct. Emphasize land size and the stability of the Woden Valley market.
💼 Investment Case
Garran offers one of the safest rental markets in the ACT due to the 'recession-proof' nature of the hospital.
⚠️ Investment Risks
Low yields compared to high entry costs; potential for changes in hospital parking policy affecting street appeal.
📈 Action Plan
- Target 3-4 bedroom houses for long-term family stability.
- Consider modern 2-bedroom apartments for the medical registrar market.
- Maintain the property to a high standard to attract premium professional tenants.
- Monitor the Hospital Master Plan for any direct impacts on specific streets.
🔑 Renter Tips
- Apply with a strong professional profile; competition is fierce.
- Check if the property includes off-street parking, as street parking is difficult.
- Walk the route to the hospital if you are a staff member to check for hills and lighting.
🏘️ What Renters Love Here
Safe, quiet, and extremely convenient for medical staff.
⚠️ Renter Watch-Outs
Rental prices are high and vacancy is very low; start your search early.
🏢 Landlord Strategy
- Offer flexible lease terms to accommodate medical rotations.
- Include garden maintenance in the rent to preserve the property's street appeal.
- Ensure high-speed internet is available, as many professionals work from home.
📋 Compliance & Management
Standard ACT residential tenancy laws apply; ensure smoke alarm and insulation compliance is up to date.
🤝 Agent Insights
- The Garran Primary catchment is the single biggest driver of value for 3+ bedroom homes.
- Buyers are increasingly looking for 'turn-key' properties to avoid high renovation costs.
- Off-market sales are common among the medical community; networking is key.
🎯 Marketing Angles
Focus on 'Walk to Work' for medical staff and 'Top Tier Education' for families.
👤 Target Buyer Profile
Medical specialists, senior public servants, 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 status on the ACT Education Directorate website.
✓
Check the ACT Heritage Register for any property-specific listings.
✓
Review the Canberra Hospital Master Plan for future construction impacts.
✓
Conduct a building and pest inspection with a focus on mid-century structural integrity.
✓
Confirm the presence and condition of energy-efficient heating/cooling (critical for ACT winters).
✓
Check for any RZ2 development applications in the immediate vicinity.
✓
Test the commute/parking at 8:00 AM and 5:00 PM on a weekday.
✓
Verify the 'Mr Fluffy' status via the ACT Government's asbestos register.
✓
Assess the bushfire risk if the property is within 100m of Red Hill Nature Reserve.
✓
Review the Title Search for any restrictive covenants common in older Woden suburbs.
✓
Check for any planned upgrades to the Garran local shops precinct.
✓
Inspect the quality of local bus stop infrastructure if relying on public transport.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of March 31, 2026. Property investment carries risk. Buyers should conduct their own independent financial and legal due diligence before proceeding with a purchase.
