Mario Sanfrancesco
45 Bailey Place, Yarralumla, ACT 2600
Auction
3 2 1
Open Saturday 6 June 12:30 pm Auction Saturday 13 June 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Yarralumla — Ngunnawal and Ngambri Country
Originally a vast sheep station, Yarralumla was selected as the site for the temporary Government House in 1913. The suburb was formally planned as an elite residential area for senior public servants and diplomats following the relocation of the Federal Parliament to Canberra.
A leafy, high-status enclave characterized by wide boulevards, international embassies, and a mix of heritage cottages and modern architectural masterpieces.
Overall Score
9
A top-tier suburb with unmatched lifestyle and prestige, though entry costs are prohibitive.
Aboriginal Name
Ngunnawal— "Echo or large mountain"
Name Origin
Derived from the Yarralumla pastoral station established by Francis Mowatt in the 1830s.
Established
Gazetted 1928
Vice-Regal
Home to Government House
Global
Hosts over 30 international embassies
Sporting
Home to the Royal Canberra Golf Club
Industrial
Site of the historic Canberra Brickworks
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Stable growth with low turnover; properties are tightly held by long-term residents.
Amenity
9
Exceptional access to Lake Burley Griffin, parks, and high-end local shops.
Schools
9
Excellent local primary school and proximity to the region's best private colleges.
Transport
7
Good road connectivity to the CBD, though public transport is limited to buses.
Risk Profile
8
Low risk of devaluation due to scarcity and status, but high regulatory risk.
Liveability
10
One of the highest livability ratings in Australia due to green space and quietude.
Demographics
9
Affluent, highly educated population with a significant diplomatic presence.
Rental Demand
7
High demand for executive and diplomatic rentals, though yields are relatively low.
Growth Potential
6
Limited by lack of new land, though the Brickworks redevelopment adds some supply.
Affordability
1
One of Canberra's most expensive suburbs with a very high barrier to entry.
Crime & Safety
9
Very safe with high security presence due to the diplomatic precinct.
Walkability
8
Highly walkable to the lake and local village shops.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,450,000
Estimated 2026 value
5yr Growth
32%
Cumulative house growth
Top School
Yarralumla Primary
Italian Bilingual Program
Green Space
42%
Parkland and reserves
Ownership
72%
Owner-occupied
Safety
High
Low crime incident rate
✅ Key Advantages
- Unrivalled proximity to Lake Burley Griffin and extensive parklands.
- Prestigious diplomatic precinct with high levels of security and street maintenance.
- High-performing Italian bilingual primary school within the suburb.
- Large block sizes compared to newer Canberra developments.
- Strong historical capital growth and long-term value retention.
- Quiet, professional community with minimal through-traffic in residential zones.
⚠️ Key Watch-Outs
- Extremely high entry price point and ongoing land tax liabilities.
- Strict heritage and NCA planning overlays can prevent modern renovations.
- Limited local commercial variety; residents often travel to Manuka or Kingston.
- Potential for construction noise and traffic from the Brickworks redevelopment.
- Older homes may contain asbestos or require significant electrical upgrades.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Diplomatic Elite
How this suburb feels day-to-day.
🏠 Property Types
Large detached houses, heritage cottages, and luxury low-rise apartments.
Dominant dwelling stock.
💰 Price Range
$1.2m (units) – $6.5m+ (lakeside estates)
Typical entry to ceiling.
💡 Why It Matters
Yarralumla is the 'blue ribbon' heart of Canberra. It offers a unique combination of political significance, natural beauty, and educational excellence that insulates it from broader market volatility.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,450,000
$1.9m – $7.0m
🏢 Unit Median
$1,150,000
$850k – $2.2m
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $1,100pw, Units $750pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high median reflects the suburb's status as a primary choice for high-net-worth individuals and the diplomatic corps, ensuring a floor on property values.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
135% above Canberra median
Price comparison
📋 Income Ratio
12.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Yarralumla is one of the least affordable suburbs in the ACT. Buyers typically rely on significant existing equity or high-level professional salaries.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
22 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Diplomats, senior public servants, and medical professionals from nearby hospitals.
💼 Investor Outlook
Yields are low, but the tenant profile is exceptionally high-quality. Long-term capital gains and low vacancy rates make it a 'safe haven' investment.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5%
3-Year Growth
+32.4%
5-Year Growth
📍 Growth Drivers
- Scarcity of lakeside land in the Inner South.
- Ongoing prestige of the diplomatic precinct.
- The Canberra Brickworks redevelopment creating a new lifestyle hub.
- Continued demand for high-quality school catchments.
⛔ Headwinds
- High interest rate environment impacting the luxury market segment.
- Increasing ACT land tax and rates for high-value properties.
- Heritage restrictions limiting the ability to add value through development.
🔮 5-Year Outlook
Steady, moderate growth is expected. While it may not see the explosive gains of emerging suburbs, its status as a premier location ensures it will outperform the broader market during downturns.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
40% below ACT average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
General vigilance is sufficient; the high presence of diplomatic security patrols acts as a strong deterrent.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are regulatory and financial rather than environmental. High holding costs and strict planning limits are the main concerns.
🌊 Flood Risk
Low risk; the suburb is well-elevated above Lake Burley Griffin flood levels.
🔥 Bushfire Risk
Low risk; urban setting with managed parklands.
🏦 Insurance Impact
High premiums due to high replacement costs of heritage and luxury builds.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 Suburban and RZ2 Suburban Core
🔲 Overlays
Heritage Precinct (Deakin/Yarralumla), NCA National Capital Plan oversight.
🏗️ Development Hotspots
Canberra Brickworks Precinct (Denman St/Bentham St).
Buyers must identify if a property falls under the National Capital Authority (NCA) or ACT Planning, as rules for fences, colors, and extensions differ significantly.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-dependent; reliable bus routes to Civic and Woden.
🛍️ Amenity & Retail
High-end local shops, excellent cafes, and the Royal Canberra Golf Club.
🌲 Parks & Recreation
Exceptional; includes Weston Park, Stirling Park, and lakeside trails.
🏫 Schools
Home to Yarralumla Primary; close to Canberra Grammar and Alfred Deakin High.
🏥 Healthcare
Proximity to Calvary John James Hospital and Canberra Hospital (Garran).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, wealthy population consisting of professionals, diplomats, and retirees.
💵 Median Income
$145,000 pa (household)
🏠 Ownership
72% owner-occupied, 28% renting
🎂 Age Profile
Median age 46
🎓 Education
65% hold a bachelor's degree or higher
📊 Age Distribution
The high proportion of owner-occupiers and mature residents contributes to the suburb's stability and quiet character.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The Canberra Brickworks redevelopment is the most significant project in decades.
📈 Positive Impacts
- New retail and dining precinct for residents.
- Increased housing diversity (townhouses/apartments).
- Restoration of a significant historical site.
📉 Negative Impacts
- Increased traffic on Bentham Street and Novar Street.
- Potential loss of 'quiet' character during construction phases.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Deakin
Position
South
Price
Slightly more affordable
Lifestyle
More medical/office hubs, less lakeside access.
Best for
Medical professionals and families.
📍Forrest
Position
East
Price
Similar or higher
Lifestyle
More formal, larger estates, closer to Manuka.
Best for
Old-money Canberra and high-level executives.
📍Curtin
Position
West
Price
Significantly cheaper
Lifestyle
Standard suburban feel, good schools, less prestige.
Best for
Middle-market families.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mosman
NSW
9/10
Lakeside/Harbourside prestige with significant heritage and high entry costs.
South Yarra
VIC
9/10
Established, leafy, and home to high-end boutiques and elite schools.
Ascot
QLD
8/10
Historic character, large blocks, and a reputation for being the city's premier address.
Peppermint Grove
WA
9/10
River/Lakeside enclave with a high concentration of wealth and power.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its peace, safety, and proximity to nature. There is a strong sense of community among long-term locals.
★★★★★
Lakeside Living
Walking by the lake every morning is a privilege I never take for granted; it's the quietest part of Canberra.
Peaceful
Nature
★★★★★
Education
The Italian program at the primary school is world-class and the community around the school is so supportive.
Schools
Community
★★★★☆
Security
Extremely safe and convenient for work, though I wish there were more late-night dining options locally.
Safety
Nightlife
★★★★☆
Renovation hurdles
Getting approval for our extension was a nightmare due to heritage rules, but the end result was worth it.
Planning
Value
★★★★★
Amenity
Having the Royal Canberra Golf Club and the yacht club on my doorstep is perfect for retirement.
Lifestyle
Leisure
★★★☆☆
Affordability
I love the area but the rents are astronomical for what you get in terms of house age.
Location
Rent Cost
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Verify if the property is on 'National Land' (NCA) or 'Territory Land' (ACT Govt).
- Check the heritage register specifically for the 'Yarralumla Precinct' overlays.
- Factor in significant land tax if the property is not your primary residence.
- Prioritize properties within walking distance of the Yarralumla shops or the lake.
- Inspect for asbestos and outdated plumbing in 1950s-era 'Govvie' cottages.
- Look for unrenovated homes on large blocks for long-term equity growth.
❓ Questions to Ask the Agent
- Is this property subject to National Capital Authority (NCA) planning controls?
- Are there any specific heritage restrictions on the facade or trees?
- Has an asbestos survey been completed for this specific dwelling?
- What is the current land tax liability for this block?
- How does the Brickworks redevelopment affect traffic on this specific street?
- Are there any active diplomatic leases currently in the immediate vicinity?
- What are the school zone boundaries for Yarralumla Primary this year?
- Has the property met the new ACT minimum energy efficiency standards?
🏷️ Seller Strategy
- Highlight proximity to the Italian bilingual school to attract young families.
- Ensure gardens are manicured; street appeal is critical in this high-prestige market.
- Target the diplomatic community through specialized relocation agents.
- Provide a pre-purchase building and pest report to speed up the exchange.
- Emphasize any 'NCA-approved' modernizations already completed.
📣 Positioning Tips
Position the property as a 'generational asset' in Canberra's most stable market. Focus on the lifestyle benefits of the lake and the security of the diplomatic precinct.
💼 Investment Case
A capital growth play with high-quality tenant retention.
⚠️ Investment Risks
Low rental yields and high land tax can lead to negative cash flow.
📈 Action Plan
- Target 2-3 bedroom units or townhouses for better yields.
- Look for properties with diplomatic lease potential.
- Maintain high-standard finishes to attract executive tenants.
- Monitor the Brickworks development for future supply impacts.
🔑 Renter Tips
- Be prepared with a strong professional profile and references.
- Check if gardening is included in the lease for large blocks.
- Inquire about heating efficiency, as older Yarralumla homes can be cold.
🏘️ What Renters Love Here
Unmatched safety and access to the best of Canberra's outdoor lifestyle.
⚠️ Renter Watch-Outs
High rents and many older properties lack modern climate control.
🏢 Landlord Strategy
- Consider offering long-term leases to diplomatic missions.
- Regularly update heating and cooling systems to meet ACT minimum standards.
- Invest in professional landscaping to maintain property value.
📋 Compliance & Management
Ensure compliance with ACT's strict ceiling insulation and smoke alarm laws.
🤝 Agent Insights
- Stock is extremely tight; most sales occur off-market or via high-end auctions.
- The 'Brickworks' project is a common point of concern for existing residents.
- Buyers are often highly educated and will have done extensive planning research.
🎯 Marketing Angles
Lakeside Luxury, Diplomatic Security, and Educational Excellence.
👤 Target Buyer Profile
High-net-worth families, senior diplomats, and downsizing professionals.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Confirm zoning (RZ1 vs RZ2) and development potential.
✓
Check the ACT Heritage Register for precinct-specific rules.
✓
Verify NCA vs ACTPLA jurisdiction for future renovations.
✓
Review the 2026 ACT Land Valuation for rates and tax estimates.
✓
Inspect for structural integrity in original brickwork.
✓
Assess the energy efficiency rating (EER) and insulation status.
✓
Check for any easements related to diplomatic communications or utilities.
✓
Evaluate the impact of the Brickworks construction timeline.
✓
Confirm the property's inclusion in the Yarralumla Primary catchment.
✓
Review the 'Tree Protection Act' status for any large canopy trees on site.
✓
Check for historical drainage issues near the lake boundary.
✓
Verify the presence of any 'Mr Fluffy' loose-fill asbestos history (unlikely but essential).
📚 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 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
