Downer vs Watson

In both, most households own their home and most homes are detached houses. Downer is closer to the city centre: 5.5 km, against 7.9 km.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Watson

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (8 vs 0)
  • has more childcare (4 vs 1)
  • has more schools inside the suburb (2 vs 0)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Downer

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (5.5 km vs 7.9 km)
  • is more walkable (77/100 vs 68/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Downer

ahead on the one thing that separates them

  • is more walkable (77/100 vs 68/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Watson

ahead on 2 of the 3 things we measure here

  • returns a higher gross yield on units (6.2% vs 4.0%)
  • returns a higher gross yield on houses (4.2% vs 3.3%)

Weighs house yield, unit yield, and population growth.

Where they sit

Downer and Watson drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Downer Watson
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Downer Watson
Walkability 77 / 68
Downer — Walkability: 77/100 Watson — Walkability: 68/100
Safety 45 / 36
Downer — Safety: 45/100 Watson — Safety: 36/100
Low fire risk 100 / 64
Downer — Low fire risk: 100/100 Watson — Low fire risk: 64/100
Low flood risk 83 / 81
Downer — Low flood risk: 83/100 Watson — Low flood risk: 81/100

Demographics

Watson has more residents (6,727 vs 4,296).

Downer Watson
Population 4,296 6,727
+57% vs other
Population trend (2016 → 2021) +17.3% +14.8%
Median age 35 34
Median household income $117,884/yr $125,528/yr
+6% vs other
Median weekly rent $420/wk $437/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Downer Watson
0-4 6.3% / 6.5%
Downer — 0-4: 6.3% Watson — 0-4: 6.5%
5-14 11.5% / 13.4%
Downer — 5-14: 11.5% Watson — 5-14: 13.4%
15-19 4.5% / 4.7%
Downer — 15-19: 4.5% Watson — 15-19: 4.7%
20-24 8.7% / 6.6%
Downer — 20-24: 8.7% Watson — 20-24: 6.6%
25-34 17.5% / 18.9%
Downer — 25-34: 17.5% Watson — 25-34: 18.9%
35-44 18.0% / 18.5%
Downer — 35-44: 18.0% Watson — 35-44: 18.5%
45-54 12.1% / 12.8%
Downer — 45-54: 12.1% Watson — 45-54: 12.8%
55-64 8.7% / 9.1%
Downer — 55-64: 8.7% Watson — 55-64: 9.1%
65-74 6.8% / 5.4%
Downer — 65-74: 6.8% Watson — 65-74: 5.4%
75-84 4.2% / 3.1%
Downer — 75-84: 4.2% Watson — 75-84: 3.1%
85+ 1.7% / 1.1%
Downer — 85+: 1.7% Watson — 85+: 1.1%

Bars are drawn against the largest share shown (18.9%).

Who lives together

Household composition, 2021 Census.

Downer 38.1% couple families
Downer — Couple Families: 38.1% Downer — Lone Person: 35.5% Downer — One Parent Families: 12.3% Downer — Group Household: 12.2% Downer — Other Families: 1.9%
Watson 39.6% couple families
Watson — Couple Families: 39.6% Watson — Lone Person: 36.7% Watson — One Parent Families: 13.8% Watson — Group Household: 8.3% Watson — Other Families: 1.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Downer 37.0% renting
Downer — Owned Outright: 27.6% Downer — Mortgage: 35.4% Downer — Renting: 37.0%
Watson 33.9% renting
Watson — Owned Outright: 23.0% Watson — Mortgage: 43.1% Watson — Renting: 33.9%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Downer Watson
England 3.0% / 2.8%
Downer — England: 3.0% Watson — England: 2.8%
China 2.7% / 1.7%
Downer — China: 2.7% Watson — China: 1.7%
India 1.9% / 2.0%
Downer — India: 1.9% Watson — India: 2.0%
Vietnam 1.5% / 1.0%
Downer — Vietnam: 1.5% Watson — Vietnam: 1.0%
New Zealand 1.1% / 1.4%
Downer — New Zealand: 1.1% Watson — New Zealand: 1.4%

Bars are drawn against the largest share shown (3.0%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Downer Watson
Bachelor Degree 22.8% / 22.7%
Downer — Bachelor Degree: 22.8% Watson — Bachelor Degree: 22.7%
Postgraduate Degree 15.6% / 16.8%
Downer — Postgraduate Degree: 15.6% Watson — Postgraduate Degree: 16.8%
Certificate III & IV 6.6% / 6.4%
Downer — Certificate III & IV: 6.6% Watson — Certificate III & IV: 6.4%
Advanced Diploma / Diploma 5.4% / 6.2%
Downer — Advanced Diploma / Diploma: 5.4% Watson — Advanced Diploma / Diploma: 6.2%
Graduate Diploma / Certificate 4.3% / 5.0%
Downer — Graduate Diploma / Certificate: 4.3% Watson — Graduate Diploma / Certificate: 5.0%

Bars are drawn against the largest share shown (22.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Downer 67.2% houses
Downer — Houses: 67.2% Downer — Townhouses: 16.1% Downer — Flats / Apartments: 16.8%
Watson 57.9% houses
Watson — Houses: 57.9% Watson — Townhouses: 29.5% Watson — Flats / Apartments: 12.6%
Houses Townhouses Flats / Apartments

Property market

Downer Watson
Median house price $1,190,000 $1,172,500
Median unit price $492,500 $472,000
Median land price —
same for both
Typical days to sell (houses) 20 days
from 50 sales
 23 days
from 74 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Downer Watson
3 bed $1.15M / $1.1M
Downer — 3 bed: $1.15M (52 sales) Watson — 3 bed: $1.1M (47 sales)

52 vs 47 sales

4 bed $1.32M / $1.27M
Downer — 4 bed: $1.32M (20 sales) Watson — 4 bed: $1.27M (34 sales)

20 vs 34 sales

Unit price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Downer Watson
1 bed $453K / $350K
Downer — 1 bed: $453K (6 sales) Watson — 1 bed: $350K (15 sales)

6 vs 15 sales

2 bed $632K / $482K
Downer — 2 bed: $632K (7 sales) Watson — 2 bed: $482K (48 sales)

7 vs 48 sales

Development activity

Downer Watson
New dwellings approved 3,750
across Unincorporated ACT
same for both
Approvals change year on year -48%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Downer Watson
Houses 3.3%
$710/wk on $1.12M
 4.2%
$740/wk on $925K
Units 4.0%
$455/wk on $594K
 6.2%
$550/wk on $462K

Ranking within ACT

Downer Watson
House price —
same for both
Income Higher than 35% of ACT Higher than 53% of ACT
Schools —
same for both
Walkability Higher than 79% of ACT Higher than 61% of ACT
Affordability —
same for both
EV adoption Higher than 83% of ACT Higher than 84% of ACT
NBN connectivity Higher than 37% of ACT Higher than 73% of ACT
Rental yield (houses) Higher than 11% of ACT Higher than 42% of ACT
Rental yield (units) Higher than 7% of ACT Higher than 59% of ACT

Liveability

Downer scores higher overall (72 vs 63); Downer is more walkable (77 vs 68).

Downer Watson
Grade A B
Score 72/100 63/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Watson carries more bushfire risk (36 vs 0).

Downer Watson
Bushfire None
0/100
 Low
36/100
Crime Moderate
55/100
 Moderate
64/100
Flood Low
17/100
 Low
19/100
Coastal erosion None
0/100
same for both
Aircraft noise Not mapped
no mapped data here
same for both
Industrial facilities nearby 6
within 5 km
 3
within 5 km

Schools

Downer Watson
Inside the suburb 0 2
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 0
same for both
Universities within 10 km 3
Australian National University, 4.4 km
 3
Australian National University, 6.1 km
Full-time students aged 15–24 4.2% 3.0%

Schools in Downer

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Watson

  • Majura Primary School Government · Primary at peers
  • Rosary Primary School Catholic · Primary at peers

Amenities in the suburb

Downer Watson
Supermarkets 0 1
Cafes & restaurants 1 3
Parks & reserves 0 8
Childcare 1 4
GPs 0 1
Pharmacies 0 1
Fuel stations 0 1

Mobility

Watson sits further from the CBD (7.9 km vs 5.5 km).

Downer Watson
Walkability score 77/100 68/100
Distance to Canberra 5.5 km 7.9 km
+44% vs other
Drive time (normal traffic) 12 min 15 min
Public transport score 78/100
Bus
same for both
Peak arrivals per hour 51.5
7-9am + 5-7pm
 113.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 4.3%
postcode 2602
same for both
Rooftop solar per 100 dwellings 30
postcode 2602
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Downer Watson
Car (driver) 60.2% / 63.6%
Downer — Car (driver): 60.2% Watson — Car (driver): 63.6%
Worked from Home 13.9% / 15.3%
Downer — Worked from Home: 13.9% Watson — Worked from Home: 15.3%
Bicycle 8.4% / 6.8%
Downer — Bicycle: 8.4% Watson — Bicycle: 6.8%
Car (passenger) 5.4% / 5.1%
Downer — Car (passenger): 5.4% Watson — Car (passenger): 5.1%
Bus 4.8% / 4.9%
Downer — Bus: 4.8% Watson — Bus: 4.9%
Tram / Light Rail 5.4% / 3.2%
Downer — Tram / Light Rail: 5.4% Watson — Tram / Light Rail: 3.2%

Bars are drawn against the largest share shown (63.6%).

Setting

Downer Watson
Elevation 588 m
above sea level, at the suburb centre
 600 m
above sea level, at the suburb centre

NBN connectivity

Downer Watson
Connectivity score 50/100 75/100
Most common technology Fibre to the node Fibre to the premises
Full-fibre (FTTP) share 10%
1,880 premises
 55%
3,269 premises

Climate

Downer Watson
Annual rainfall 622 mm
same for both
Summer max (Jan) 28.5°C
same for both
Winter min (Jul) 0.8°C
same for both

Air quality (annual mean)

Downer Watson
PM2.5 5.4 µg/m³
same for both
PM10 14.1 µg/m³
same for both
NO₂ —
same for both

Council rates

Downer Watson
Average residential rate $3,105/yr
same for both
Council Unincorporated ACT
same for both

Federal electorate

Downer Watson
Division Canberra
same for both
Member Alicia Payne
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Downer Watson
Grant amount Not offered
same for both
Property price cap —
same for both
Eligibility None
same for both

Tags

Downer

Inner Professionals

Watson

Inner Parks Professionals Townhouses

More comparisons

Other comparisons with Downer

Downer vs Lyneham Downer vs Dickson Downer vs Hackett

Other comparisons with Watson

Watson vs Lyneham Watson vs Dickson Watson vs Hackett
Full data on Downer Full data on Watson
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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