Property Council ACT & Capital Region Executive Director Ashlee Berry said the research surveyed 12 suburbs, tracking affordability for six typical households: from single-income childcare workers and police officers to dual-income couples such as an ambulance officer and a nurse.
"The research confirms what we might have expected – detached houses are now unaffordable for every type of essential worker household modelled - including dual-income households with above-average earnings.
"In many cases, renting is also beyond reach, leaving workers with little choice but to face housing stress, move further away from their jobs, or leave the region altogether," she said.
The study shows that, since 2007, house prices have on average grown by more than 115 per cent, while wages have risen by just 84 per cent. Median house prices have surpassed $1 million, with even units now costing close to $600,000.
The report applies globally accepted affordability benchmarks: housing is unaffordable when it costs more than 30 per cent of income, and "seriously unaffordable" at four times income.
"Our essential workers are being priced out of the market. Even a dual-income household of an ambulance officer and nurse, earning nearly $180,000 a year, can't afford a detached home in Canberra," Ms Berry said.
"For single-income workers like childcare staff, the situation is dire. Renting a modest two-bedroom unit would still consume more than 40 per cent of their income - well above the 30 per cent of income affordability benchmark."
"These are the people who keep our city safe, healthy and functioning. They deserve the chance to live near their work, not be forced into rental stress or long commutes."
"We need urgent action - more land supply, faster approvals, fairer taxes and the Missing Middle reforms - to boost housing supply and deliver homes that essential workers can actually afford."
The Property Council is using the report to underline its ongoing calls for greater urgency for reforms to enable more housing delivery, including planning changes, a review of the land release pipeline, incentives for essential worker housing, and a moratorium on new taxes and charges during the National Housing Accord period.
"If the people who keep our city running can't afford to live here, Canberra's liveability and future are in real danger," Ms Berry said.
Key findings from the report:
Household 1 - Teacher + admin assistant ($167,456 combined)
- Buy house: Unaffordable in all suburbs; beyond reach in ~half of them.
- Buy unit: Affordable in most suburbs (particularly older established areas).
- Rent: Houses and units affordable, though houses are right on the 30% stress line.
Household 2 - Police officer, single income ($91,346)
- Buy house: Beyond reach in all suburbs; beyond hope in Curtin, Narrabundah, Crace.
- Buy unit: Unaffordable everywhere; beyond reach in many suburbs.
- Rent: Houses unaffordable everywhere; units only affordable in 4 of 12 suburbs.
Household 3 - Ambulance officer + nurse ($178,457 combined)
- Buy house: Unaffordable in all suburbs; beyond reach in 4 of 12.
- Buy unit: Affordable in most suburbs (unit affordability improved in older stock).
- Rent: Houses and units generally affordable, but houses push the 30% threshold.
Household 4 - Public servant, single income ($76,223)
- Buy house/unit: Beyond reach everywhere; majority of suburbs beyond hope.
- Rent: Houses and units unaffordable in all 12 suburbs.
Household 5 - Electrician + part-time shop assistant ($131,189 combined)
- Buy house: Beyond reach in 11 of 12 suburbs; no suburb affordable.
- Buy unit: Unaffordable or beyond reach in 8 of 12 suburbs.
- Rent: Houses affordable in 10 of 12 suburbs; units affordable everywhere.
Household 6 - Childcare worker, single income ($58,869)
- Buy house/unit: Beyond hope everywhere.
- Rent house: Beyond reach in almost all suburbs.
- Rent unit: Requires 41%+ of income - well above the affordability benchmark.
The Property Council says a third of the cost of new dwellings in Canberra is made up of taxes, charges and compliance costs - a figure set to rise under new developer licensing laws if they add complexity without boosting consumer protection.
"Every extra dollar of red tape is a dollar added to the price of a new home," Ms Berry said.
The Property Council is urging government to:
- Incentivise essential worker housing with targeted tax breaks and charge remissions.
- Streamline planning approvals to cut delays and lower holding costs.
- Implement missing middle reforms to allow more townhouses, duplexes and mid-rise apartments in well-located suburbs.
- Review housing taxes and charges with a moratorium on new imposts during the Housing Accord period.
"Without bold reforms, costs will keep climbing and essential workers will be forced further away or out of Canberra altogether," Ms Berry said.
