Amaroo vs NichollsTwo Canberra suburbs compared for a home loan
Amaroo (ACT 2914) is approximately 13 km north of the Canberra city centre, in northern Gungahlin. Nicholls (ACT 2913) is approximately 12 km north-west of the Canberra city centre, around the Gold Creek precinct. At the 2021 Census, Amaroo had 6,129 residents with a median age of 35, and Nicholls had 6,680 residents with a median age of 44.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 8% of occupied dwellings in Amaroo and 0% in Nicholls, while 28% of Amaroo households rented compared with 15% in Nicholls. These differences matter for finance, because lenders assess apartments, strata buildings and houses on land differently.
Both suburbs are in the same state, so transfer duty is calculated on the same scale and the difference in upfront cost comes from the purchase price. The panel below applies that scale, and an estimate of lenders mortgage insurance, to the prices you enter.
ACT 2914 · Gungahlin
Amaroo
Amaroo is a Gungahlin family suburb of large houses with the lowest vacancy rate in these guides, where 49.6 per cent of households hold a mortgage.
Australian Capital Territory. Approximately 13 km north of the Canberra city centre, in northern Gungahlin.
Read the full Amaroo guideACT 2913 · Gungahlin
Nicholls
Nicholls is the most established Gungahlin suburb, 89.3 per cent detached houses with no apartments, where only 14.7 per cent of households rent.
Australian Capital Territory. Approximately 12 km north-west of the Canberra city centre, around the Gold Creek precinct.
Read the full Nicholls guide
What buying in Amaroo and Nicholls would mean for the loan
The difference between two suburbs is usually a difference in price, and price drives the deposit, the transfer duty, any lenders mortgage insurance and the repayment. Enter the prices you are seeing and the panel works out each of those for Amaroo and Nicholls.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
Enter a price for Amaroo to see the repayment, transfer duty and upfront cash.
Enter a price for Nicholls to see the repayment, transfer duty and upfront cash.
Warning: The interest rate used here is an example only. It is not a comparison rate and is not a rate offered by any lender, and it does not include fees and charges. Different rates, terms, fees or loan amounts will give a different result.
Estimates only. Repayments assume a principal and interest loan at a constant rate, which is an assumption and not a current market rate. Transfer duty is indicative for established homes, first home buyer relief depends on eligibility, and upfront cash includes an allowance of $3,000 for conveyancing and inspections. Lenders mortgage insurance is an estimate and is added to the loan. A lender makes its own assessment.
Amaroo and Nicholls: Census profile compared
Figures are from the 2021 Census, so rents, repayments and incomes have moved since. They are most useful for comparing one suburb with another and with Australia as a whole.
| Measure | Amaroo | Nicholls |
|---|---|---|
| People and households | ||
| Residents | 6,129 | 6,680 |
| Median ageAustralia 38 | 35 | 44 |
| Average household sizeAustralia 2.5 | 2.9 | 2.9 |
| Median household income, weeklyAustralia $1,746 | $2,769 | $3,134 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $460 | $502 |
| Median mortgage repayment, monthlyAustralia $1,863 | $2,158 | $2,300 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 28% | 15% |
| Owned with a mortgageAustralia 35% | 50% | 43% |
| Owned outrightAustralia 31% | 22% | 41% |
| Types of home | ||
| Separate housesAustralia 72% | 79% | 89% |
| Townhouses, terraces and semi-detachedAustralia 13% | 13% | 10% |
| Flats and apartmentsAustralia 14% | 8% | 0% |
| Homes with two bedrooms or fewer | 11% | 3% |
| Homes with four bedrooms or more | 53% | 70% |
| Dwellings unoccupied on Census night | 2% | 4% |
Source: Australian Bureau of Statistics, 2021 Census (CC BY 4.0). Tenure shares exclude households that did not state their tenure. Dwelling shares are of occupied private dwellings.
Home loan considerations in Amaroo and Nicholls
Lenders treat houses on land, townhouses and apartments differently, and some apply extra conditions to small apartments, high-density buildings or particular postcodes. These are the points each guide raises.
Amaroo
- Upgraders
- First home buyers
- Investors
- At about 2 per cent vacancy, listings are limited relative to the suburb's size.
- Finance should be pre-approved rather than arranged after an offer is accepted.
- Estate design guidelines may still run with the land and bind later buyers.
- Only 22.0 per cent own outright, so most purchases involve borrowing.
- The suburb postdates the loose-fill asbestos installation period entirely.
Nicholls
- Upgraders
- Downsizers
- Investors
- Only 14.7 per cent of households rented, so the tenant pool is small for investors.
- A very large home may have fewer close comparable sales for valuation.
- Density potential should not be assumed from development elsewhere in Gungahlin.
- Estate design guidelines governing facade and scale may still run with the land.
- The suburb postdates the loose-fill asbestos installation period entirely.
Housing stock in Amaroo and Nicholls compared
Amaroo
- Large detached family houses
- Separate houses numbered 1,605 at the 2021 Census, 78.7 per cent of occupied homes.
- Four bedroom homes
- At 941 dwellings, the dominant size recorded at the 2021 Census, ahead of 725 three-bedroom.
- Townhouses and apartments
- The 267 townhouse dwellings and 172 flats counted at the 2021 Census.
Nicholls
- Large detached houses
- Separate houses numbered 2,033 at the 2021 Census, 89.3 per cent of occupied homes.
- Four and five bedroom homes
- At the 2021 Census, 1,136 dwellings had four bedrooms and 446 had five or more.
- Townhouses
- The 237 semi-detached or townhouse dwellings counted at the 2021 Census, with no apartments.
Official sale price and rent figures for Amaroo and Nicholls
Only figures published free of charge by a government agency are shown. Where none is published the space is left empty rather than filled with an estimate. Each guide charts the full series.
Amaroo
No government agency publishes a free median sale price or rent series for Amaroo, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Nicholls
No government agency publishes a free median sale price or rent series for Nicholls, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Transport, schools and amenities in Amaroo and Nicholls
Amaroo
Transport
- Transport Canberra buses (bus)
- Horse Park Drive (road)
- Gundaroo Drive (road)
Amenities
- Amaroo local centre
- Gungahlin Town Centre
- Mulanggari Grasslands Nature Reserve
Nicholls
Transport
- Transport Canberra buses (bus)
- Gungahlin Drive (road)
- Barton Highway (road)
Amenities
- Gold Creek precinct
- Gungahlin Town Centre
- Nicholls local shops
School listings show name, level and sector only. Enrolment areas change, so confirm eligibility for a specific address with the school or the ACT education department.
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Request a free assessment: Amaroo or Nicholls
An accredited mortgage broker can check your borrowing power against prices in Amaroo and Nicholls, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.