Barham
At 58, Barham's median age sits 18 years above the national comparison, making its aging resident base the clearest defining feature. The town has 1,569 residents spread across 472.8 square kilometres, or 3.3 people per square kilometre, while 85.0% of homes are separate houses. Household income sits at the 12.8th percentile nationally, so Barham differs from larger nearby Moama through a quieter, lower-density and more established housing profile.
Local council: Murray River
Population
1,569
Median Age
58.0
Household IncomeiMedian weekly household income (ABS Census)
$995/wk
DAs (12 months)iDevelopment Applications lodged in the past year
61
Homebuyers in Barham are choosing a predominantly detached market: 85.0% of dwellings are separate houses, 54.3% have 3 bedrooms and 26.7% have 4 or more. The typical mortgage payment is $1,148 a month, while mortgage costs equal 26.6% of household income and are not flagged as stressed. Compared with apartment-led markets, the 2.4% apartment share points to fewer strata options. A median household income of $995 a week and 54.7% outright ownership support an established market, although buyers should check flood, insurance and property-specific costs before committing.
For Buyers
Homebuyers in Barham are choosing a predominantly detached market: 85.0% of dwellings are separate houses, 54.3% have 3 bedrooms and 26.7% have 4 or more. The typical mortgage payment is $1,148 a month, while mortgage costs equal 26.6% of household income and are not flagged as stressed. Compared with apartment-led markets, the 2.4% apartment share points to fewer strata options. A median household income of $995 a week and 54.7% outright ownership support an established market, although buyers should check flood, insurance and property-specific costs before committing.
For Investors
Investors need to treat Barham as a small, thin rental market rather than assume strong tenant competition. The town has 1,569 residents, weekly rent is $185 and 22.9% of households rent, but the vacancy rate is 20.9%, a level that is higher than in tightly supplied markets and can lengthen leasing periods. Development activity reached 64 applications in 12 months, so each proposal should be checked for its effect on future supply. Healthcare accounts for 16.5% of local jobs, agriculture 14.8% and education 12.0%, giving the town several employment anchors. The case is stronger for buyers who can tolerate vacancy than for those relying on uninterrupted rent.
Development Activity
Total DAs
288
Last 12 Months
61
YoY ChangeiYear-over-year change in DA lodgements
+52.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Barham
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Barham has an older and more locally rooted profile than the national average. Median age is 58, or 18 years above the national comparison, while university participation is 17.5%, 12.6 percentage points below national levels. Only 8.1% of residents were born overseas, 13.5 points below the national comparison. Average household size is 2.1, or 0.4 below national levels, consistent with couples without children making up 62.3% of families. English, Irish and Scottish ancestry counts are 675, 199 and 178, while 81.0% stayed at the same address, reinforcing residential continuity.
Age Distribution
Bedrooms
Dwelling Structure
85.0%
Houses
10.6%
Townhouse
2.4%
Apartment
Tenure
Barham's housing is overwhelmingly detached and ownership-heavy. Separate houses account for 85.0% of dwellings, compared with 2.4% apartments and 10.6% semi-detached homes. Outright ownership is 54.7%, mortgage ownership 20.1% and renting 22.9%, while 2.3% sits in other tenure types. Three-bedroom homes dominate at 54.3%, followed by 4 or more bedrooms at 26.7%; two-bedroom homes make up 15.9%. This mix fits the median age of 58 because long-term owners are a large part of the market, but the 20.9% vacancy rate is higher than a tightly occupied housing market and warrants careful reading of local demand.
Mortgage / mo
$1,148
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$185
Census 2021
HH Size
2.1
Personal Income / wk
$571
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
20.9%
Unoccupied
178
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Ancestry
Household Composition
26.8%
Couples with children
62.3%
Couples, no children
11.1%
Single parent
414
Total families
Economy & Employment
Barham's economy combines service work with rural and practical occupations. Healthcare is the largest industry at 16.5% with 59 workers, followed by agriculture at 14.8% and 53, education at 12.0% and 43, hospitality at 9.5% and 34, and construction at 7.0% and 25. The labour force numbers 672 people, unemployment is 3.9%, participation is 49.3% and 606 people are outside the labour force. That low participation is consistent with a median age of 58. Managers lead occupations at 113, ahead of labourers at 108 and trades at 87. Household income at the 12.8th percentile is below the national median, which can limit high-cost demand.
Unemployment
3.9%
Labour Force
672
Unemployed
26
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.4%
Part-time
35.6%
Participation
49.3%
Employed
646
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
17.5%
Postgraduate
1.9%
Born Overseas
8.1%
Dwellings
678
Transport to Work
Barham's low density shapes daily life. Across 472.8 square kilometres there are 3.3 residents per square kilometre, and 71.2% of workers travel as car drivers, compared with 10.5% who walk or cycle and 13.1% who work from home. That pattern makes private transport important for errands and regional trips because services are spread across a broad area. Two local government schools cover primary and secondary years within the government sector, so families should check enrolment zones and travel arrangements against the exact address. Volunteering is 23.2%, while a median age of 58 supports a quieter daily rhythm than in younger, denser centres.
Drive
71.2%
Public Transport
N/A
Walk / Cycle
10.5%
Work from Home
13.1%
Growth Outlook
Barham's measurable growth signals point to gradual renewal rather than the pace seen in high-turnover growth corridors. The town has 1,569 residents, an 81.0% same-address rate and a 19.0% turnover rate, indicating that most residents remain in place. Development activity reached 64 applications over 12 months, including a subdivision, a new structure and a swimming pool, so the total reflects a mix of possible land-use change and property works. The 20.9% vacancy rate is higher than in tightly occupied markets, which may temper demand for rapid expansion. Growth is therefore more likely to depend on targeted projects, services and household replacement than on broad-based population churn.
Population trend: Murray River council area
Barham sits in the Murray River council area. These are the council area's residents, not Barham's.
Residents 2025
14,030
Growth, 5 yr average
+2.2%/yr
2020 to 2025
Growth, last year
+2.6%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Barham compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Barham a good suburb to live in?
Barham suits buyers seeking a low-density town with detached housing, local primary and secondary schools and a settled population. It has 1,569 residents, a median age of 58 and 85.0% separate houses. Compared with denser centres, daily life is more car-dependent, with 71.2% travelling as car drivers.
What is the median house price in Barham?
Check recent local sales or a current property portal for the median house price before making an offer. Barham's housing mix is 85.0% separate houses, 54.7% outright owned and 22.9% rented, while the median weekly rent is $185. Those figures describe tenure and rent, not a substitute for a current sales median.
What schools are in Barham?
Barham has 2 government schools, covering primary and secondary years. Families should check the exact enrolment zone, year-level availability and transport arrangements before choosing a home. This is particularly important across a 472.8 square kilometre locality, where travel distances can vary between properties.
Is Barham safe?
Check current NSW Police or council crime information before deciding. Barham has 1,569 residents and a density of 3.3 people per square kilometre, but population size and density alone cannot confirm whether an address is safe. Ask about lighting, property-specific hazards and travel routes because conditions can vary across a 472.8 square kilometre locality.
Is Barham good for property investment?
Barham may suit an investor who can manage vacancy risk and a slower rental cycle. Weekly rent is $185, the rental share is 22.9% and vacancy is 20.9%, which is higher than in tightly supplied markets. There were 64 development applications in 12 months, but they include varied works, so inspect each proposal and compare insurance, maintenance and achievable rent against the purchase price.
How is Barham's population changing?
Barham's population profile points to stability more than rapid turnover: 81.0% of residents stayed at the same address and the turnover rate was 19.0%. The median age is 58, which is 18 years above the national comparison. There were 64 development applications in 12 months, so housing renewal may occur, with the demographic effect depending on project mix and completion.
What development is happening in Barham?
Barham recorded 64 development applications across 12 months. Examples include a subdivision, a new structure and a swimming pool, so activity covers both possible land-use change and ordinary property works. Review approval status, dwelling yield and infrastructure requirements for any site, especially where a project could change local housing supply.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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