Barwon Heads
A 26.4% vacancy rate in a suburb where 49% of dwellings are owned outright tells the story precisely: Barwon Heads is a premium coastal holiday destination that also functions as a permanent residence for an affluent, educated population. Household income sits at the 84.4th percentile nationally, SEIFA IRSD and IER both score decile 9, and the median house price reached $1,287,500 in the April to June 2024 quarter. The population of 4,353 has a median age of 46, which is 6 years above the national figure, and university qualifications reach 45.7%, some 15.6 percentage points above the national average.
Population
4,353
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$2,226/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$1.3M
Apr-Jun 2024
The $1,287,500 median house price for April to June 2024 sits well above the VIC state median, and the long-run picture shows strong but volatile appreciation: from $742,500 in 2013 to a peak of $2,000,000 in April to June 2023, then back to the current level, a 35.6% correction from peak. Buyers entering now are 73.4% above the 2013 entry price, with a 4.0% compound annual growth rate over 14 years. Separate houses account for 90.9% of stock, and 42.9% of dwellings have 4 or more bedrooms, so the market skews toward large family homes rather than apartments (only 2.8%). Monthly mortgage repayments average $2,184, and the mortgage-to-income ratio at 22.7% stays below the 30% stress threshold, reasonable given household income at the 84.4th percentile.
For Buyers
The $1,287,500 median house price for April to June 2024 sits well above the VIC state median, and the long-run picture shows strong but volatile appreciation: from $742,500 in 2013 to a peak of $2,000,000 in April to June 2023, then back to the current level, a 35.6% correction from peak. Buyers entering now are 73.4% above the 2013 entry price, with a 4.0% compound annual growth rate over 14 years. Separate houses account for 90.9% of stock, and 42.9% of dwellings have 4 or more bedrooms, so the market skews toward large family homes rather than apartments (only 2.8%). Monthly mortgage repayments average $2,184, and the mortgage-to-income ratio at 22.7% stays below the 30% stress threshold, reasonable given household income at the 84.4th percentile.
For Investors
The 26.4% vacancy rate is the single most important number for investors: it reflects the holiday-home character of this coastal suburb rather than a structural rental problem, but it does mean finding a long-term tenant may take longer than in a typical metropolitan suburb. Weekly rent is $450 against a $1,287,500 median, implying a gross yield near 1.8%, low but consistent with premium lifestyle markets. Renter share at 16% is modest because 49% own outright and 35% are on mortgages. Population growth is strong, with the SA2 forecast at 4.15% per year and roughly 653 additional persons annually driven mainly by internal migration averaging 868 net arrivals per year. Rent grew 40% over the measurement period, outpacing many comparable VIC coastal markets.
Development Activity
Total DAs
19
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+225.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Barwon Heads iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Barwon Heads Primary School
Prep-6 · 416 students
Demographics
The median age of 46 is 6 years above the national figure, and the household profile confirms this: 29.5% of families are couples without children, and the suburb has no recorded one-parent families. Overseas-born residents make up only 10.2%, which is 11.4 percentage points below the national average, reflecting a predominantly Australian-born population. Ancestry is strongly Anglo-Celtic, led by English (1,936), Irish (748) and Scottish (692). University qualifications at 45.7% sit 15.6 points above the national average, consistent with the professional occupations profile where Professionals (647) and Managers (383) make up the two largest occupational groups. The volunteering rate of 26.2% is notably high, indicating strong civic participation relative to most suburbs.
Age Distribution
Bedrooms
Dwelling Structure
90.9%
Houses
6.0%
Townhouse
2.8%
Apartment
Tenure
Tenure is unusually concentrated at the ownership end: 49.0% own outright, 35.0% carry a mortgage, and only 16.0% rent, a split that reflects both the wealth level and the high proportion of holiday homes. Separate houses dominate at 90.9% of dwellings, with semi-detached at 6.0% and apartments at just 2.8%. Bedroom size is large, with 42.9% having 4 or more bedrooms and 44.5% having 3 bedrooms. The price journey from $742,500 in 2013 to a peak of $2,000,000 in 2023, then correcting to $1,287,500 by mid-2024, shows the market is sensitive to interest rate cycles. Mortgage-to-income at 22.7% and rent-to-income at 20.2% both sit below the stress thresholds, meaning neither buyers nor renters currently face affordability pressure relative to their income tier.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,184
Rent / wk
$450
HH Size
2.5
Personal Income / wk
$1,030
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
26.4%
Unoccupied
559
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.7%
Community Profile
Ancestry
Household Composition
29.5%
Couples, no children
3,394
Total families
Economy & Employment
Healthcare is the largest industry at 20.5% of workers (309 people), followed by Education at 13.1% (198), Professional/Tech at 12.1% (182), Construction at 11.8% (178) and Public Administration at 7.0% (105). The construction sector weight above 10% reflects ongoing coastal development activity, consistent with the 9 development applications lodged in the past 12 months. The unemployment rate is 2.9%, below the national average, and the full-time employment rate is 55.7%. Participation at 53.5% is moderate, because 1,202 residents are not in the labour force, reflecting the older median age and substantial cohort of retirees and semi-retirees. The SEIFA IRSD decile of 9 and IRSAD decile of 8 both place the suburb in the top advantage tier nationally.
Unemployment
2.2%
Labour Force
8,185
Unemployed
177
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.7%
Part-time
41.4%
Participation
53.5%
Employed
1,807
Occupations
Top Industries
University
45.7%
Postgraduate
10.2%
Born Overseas
10.2%
Dwellings
1,557
Transport to Work
Car dependence is high at 88.3% of commuters, which is well above the national average, and public transport use is very low at 0.7%, reflecting the coastal location with limited PT infrastructure. Walking and cycling account for 6.9%, higher than many outer suburban areas. Crime is low: 88 total offences recorded, giving a rate of 20.2 per 1,000 residents, with property and deception offences making up the largest share (64 incidents). No schools are recorded within Barwon Heads in this dataset, so families rely on schools in neighbouring suburbs such as Ocean Grove. The IRSAD decile of 8 places the suburb in the upper advantage tier nationally, and only 3.1% of residents (127 people) need daily assistance, consistent with a generally healthy, lower-disadvantage population.
Drive
88.3%
Public Transport
0.7%
Walk / Cycle
6.9%
Work from Home
N/A
Population Forecast
+4.15%/yr
(+653 people/yr)
High GrowthThe SA2 population trend puts annual growth at 4.15%, adding approximately 653 persons per year. Historical data shows rapid growth: 13,265 in 2023, rising to 14,374 in 2024 and 15,749 in 2025 for the broader SA2. Medium forecasts project the SA2 reaching 18,434 by 2031. The primary growth driver is internal migration, averaging 868 net arrivals per year, with overseas migration adding 70 annually. The gentrification stage is classified as new development rather than gentrifying, which aligns with a suburb already at high advantage levels with SEIFA IRSD decile 9. Population change over the 10-year period reached 161.6%, confirming this as one of the faster-growing coastal corridors in VIC. Real income growth of 19.7% and rent growth of 40.0% over the same period both exceeded inflation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+70
Net Internal / yr
+868
Gentrification Signal
New development
Safety & Crime
Total Offences
88
Year ending June 2024
Rate per 1,000 People
20.2
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Barwon Heads compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Barwon Heads a good suburb to live in?
Barwon Heads ranks at SEIFA IRSD decile 9 and IEO decile 8, both upper advantage tiers nationally. Household income sits at the 84.4th percentile. The main considerations are car dependence (88.3% of commuters drive), no schools recorded within the suburb boundary, and a high 26.4% vacancy rate that reflects its dual role as a permanent and holiday-home destination.
What is the median house price in Barwon Heads?
The median house price was $1,287,500 in the April to June 2024 quarter. This represents a 35.6% correction from the peak of $2,000,000 reached in April to June 2023, though it is still 73.4% above the 2013 entry price of $742,500. Monthly mortgage repayments average $2,184.
What schools are in Barwon Heads?
No schools are recorded within the Barwon Heads boundary in this dataset. Families typically use schools in neighbouring Ocean Grove and other nearby Surf Coast or Greater Geelong suburbs. Despite no local schools, 45.7% of residents hold university qualifications, which is 15.6 percentage points above the national average.
Is Barwon Heads safe?
Crime data shows 88 total offences recorded, giving a rate of 20.2 per 1,000 residents, which is low compared to most metropolitan areas. Property and deception offences account for 64 of those incidents, while crimes against the person total only 12. The SEIFA IRSD decile of 9 places it in the low-disadvantage tier nationally.
Is Barwon Heads good for property investment?
Weekly rent of $450 against a $1,287,500 median implies a gross yield near 1.8%, low by national standards. The 26.4% vacancy rate reflects the holiday-home market and may complicate long-term tenancy. However, rent grew 40% over the measurement period and internal migration averages 868 net arrivals per year into the SA2, supporting medium-term demand.
How is Barwon Heads's population changing?
The broader SA2 is growing at 4.15% annually, adding around 653 persons per year. The SA2 population rose from 13,265 in 2023 to 15,749 in 2025, a 18.7% increase in two years. Internal migration is the primary driver at 868 net arrivals per year. Medium forecasts project the SA2 reaching 18,434 by 2031.
What is the vacancy rate in Barwon Heads?
The vacancy rate is 26.4%, significantly higher than most VIC suburbs. This reflects the large proportion of holiday and investment properties held by owners who do not rent them out year-round. The 49% outright ownership rate is consistent with this pattern: many properties are second homes rather than primary residences.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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