WATSON
Investor score
58
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
—
no recent data
Rent yield
2.8%
modelled estimate
Annual growth
2.3%
modelled estimate
Vacancy rate
1.4%
modelled estimate
AI insights for WATSON
Investment analysis, risks & comparisons
WATSON shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
Median rent
$436/wk
weekly
Demand change
+1.5%
annual shift
Yield × growth index
2.6
combined signal
Net yield (est.)
1.63%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+6.1%
est. compound, long-run avg
10-yr growth (CAGR)
+7.4%
est. compound, long-run avg
Rental demand
58 / 100
Strong demand
Supply pipeline
Real0.7%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
No price history available.
Market overview
WATSON is a metropolitan ACT suburb with moderate capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro ACT suburb with strong infrastructure and transport
- Rental yield 2.8% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,337/wk
$103k taxable p.a.
Renters
37.5%
59.8% owner-occupier
Median age
36.0 yrs
Unemployment
2.5%
Population growth
+2.3% p.a.
Investor-owned
18.0%
of all dwellings (ATO)
Houses
11%
72% apartments
Degree qualified
60.1%
bachelor's or higher (ABS)
Work from home
30.3%
of employed residents (ABS Census)
Median lot size
100 m²
Apartment/strata
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
3.7%
Some Airbnb activity
Market activity
Distance to CBD
4.0 km
Inner city
Days on market
14 days
Fast-moving market
Auction clearance
69.6%
Strong demand
Walkability
77 / 100
Walker's paradise
Coastal proximity
144.9 km
Inland
NBN technology
FTTPFastest — full fibre to premises
Population density
4,911/km²
Dense urban
Schools in postcode 2602
🏫Primary (6)
North Ainslie Primary School
Government · Yrs K-6
O'Connor Cooperative School
Government · Yrs K-2
Lyneham Primary School
Government · Yrs K-6
Majura Primary School
Government · Yrs K-6
St Joseph's Primary School
Catholic · Yrs K-6
Rosary Primary School
Catholic · Yrs K-6
🎓Secondary (3)
Lyneham High School
Government · Yrs 7-10
Daramalan College
Independent · Yrs 7-12
Dickson College
Government · Yrs 7-12
📚Combined (3)
Blue Gum Community School
Independent · Yrs K-10
Brindabella Christian College
Independent · Yrs K-12
Emmaus Christian School
Independent · Yrs K-10
⭐Special (1)
Black Mountain School
Government · Yrs 7-12
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
School quality
Top tier13 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
41
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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