Barwon Heads
Its 4,353 residents have a median age of 46, six years above the national comparison, while household income sits at the 84.4th percentile. The 90.9% separate-house share and 48.2% outright ownership point to established wealth rather than an apartment-led market. For buyers comparing Barwon Heads with nearby Ocean Grove, the main distinction to test is this suburb's more contained, low-density housing profile, not just the headline price.
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
9
Median House
$1.6M
October to December 2025
Prices are 109.8% above the 2013 level, yet 22.1% below the April-June 2023 peak, so timing matters more than a simple growth narrative. Separate houses make up 90.9% of stock, with 44.5% of homes containing 3 bedrooms and 42.9% containing 4 or more. A $2,184 monthly mortgage indicator and mortgage-to-income ratio of 22.7% sit below a stressed affordability profile, while the 84.4th household-income percentile is above the median. Compared with apartment-oriented markets, this is a larger-home, owner-focused purchase decision.
For Buyers
Prices are 109.8% above the 2013 level, yet 22.1% below the April-June 2023 peak, so timing matters more than a simple growth narrative. Separate houses make up 90.9% of stock, with 44.5% of homes containing 3 bedrooms and 42.9% containing 4 or more. A $2,184 monthly mortgage indicator and mortgage-to-income ratio of 22.7% sit below a stressed affordability profile, while the 84.4th household-income percentile is above the median. Compared with apartment-oriented markets, this is a larger-home, owner-focused purchase decision.
For Investors
Rental investors face a mixed proposition. Weekly rent is $450, but only 15.7% of households rent, limiting the depth of the long-term tenant pool, and the 26.4% vacancy rate is higher than conditions usually associated with a tight rental market. That vacancy may reflect coastal or part-time occupancy, so gross rent should not be read as dependable year-round yield. Rent growth of 40.0% supports the income case, while only 7 development applications in 12 months suggest limited immediate construction volume. Internal migration is the primary growth driver, which is more supportive than a market relying only on short-term demand. Compared with lower-vacancy suburbs, investors should stress-test seasonality, management costs and vacancy periods.
Development Activity
Total DAs
16
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+80.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Barwon Heads
Open-register school locations for education access. This is not a school-quality ranking.
Barwon Heads Primary School
Demographics
Barwon Heads has an older and more locally rooted profile than the national average: the median age is 46, or 6.0 years higher, while 79.9% of residents stayed at the same address and turnover was 20.1%. University attainment is 45.7%, 15.6 percentage points above the national comparison, helping explain the strong professional and managerial presence. Overseas-born residents account for 10.2%, 11.4 points below the national figure, and ancestry counts are led by English at 1,936, Irish at 748 and Scottish at 692. No religion is recorded for 2,283 people, compared with 1,647 identifying with Christianity. Compared with nearby Ocean Grove, treat the two coastal markets as distinct when assessing age, tenure and holiday occupancy.
Age Distribution
Bedrooms
Dwelling Structure
90.9%
Houses
6.0%
Townhouse
2.8%
Apartment
Tenure
Ownership is a defining feature: 48.2% of dwellings are owned outright and 34.4% are mortgaged, compared with 15.7% rented. The built form is similarly clear, with 90.9% separate houses, 6.0% semi-detached homes and 2.8% apartments. The long-run compound growth rate is 4.0% across 19 years, lower than the sharpest recent cycle. Three-bedroom homes account for 44.5% and four-plus-bedroom homes 42.9%, supporting family-scale demand. Compared with nearby Ocean Grove, compare land, dwelling condition and tenure rather than assuming the same value profile.
Mortgage / mo
$2,184
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $450.
$570
Bond data year ending Sep 2025 · houses $550 · units $468
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
43.8%
Couples with children
43.6%
Couples, no children
11.4%
Single parent
1,170
Total families
Economy & Employment
Barwon Heads combines above-median household resources with a modest participation base. Household income is $2,226 weekly at the 84.4th percentile, while unemployment is 2.7% among a labour force of 2,030. Healthcare is the largest industry at 20.5% and 309 workers, followed by Education at 13.1% and 198, Professional/Tech at 12.1% and 182, Construction at 11.8% and 178, and Public Administration at 7.0% and 105. Professionals number 647 and managers 383, helping explain the high income position, while participation is 58.4% and 1,202 people are outside the labour force because the median age is above the national average. SEIFA places IEO at decile 8, IER at 9, IRSD at 9 and IRSAD at 8, all above middle-decile conditions.
Unemployment
2.7%
Labour Force
2,030
Unemployed
54
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
50.9%
Part-time
40.5%
Participation
58.4%
Employed
1,976
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
45.7%
Postgraduate
10.2%
Born Overseas
10.2%
Dwellings
1,557
Transport to Work
Daily life is car-oriented: 56.4% travel as a car driver, only 0.4% use public transport, 4.4% walk or cycle to work and 36.2% work from home. That combination makes flexible work practical, but access to jobs and services is less convenient than in a transit-rich suburb because the public transport share is low. Barwon Heads Primary School is the local government primary option; families should compare enrolment zones and nearby secondary or independent choices before buying. Recorded crime is 20.2 offences per 1,000 residents, including 64 property and deception offences out of 88 total, while 26.2% volunteer. SEIFA places IEO at decile 8, IER at 9, IRSD at 9 and IRSAD at 8, above middle-decile conditions. The 3.1% need-assistance rate is below that of higher-need settings.
Drive
56.4%
Public Transport
0.4%
Walk / Cycle
4.4%
Work from Home
36.2%
Population Forecast
+4.15%/yr
(+653 people/yr)
High GrowthGrowth indicators are strong but not uniform. The annual trend is 4.15%, with internal migration named as the primary driver, while population change across the wider area is 161.6% over 10 years. The shift trajectory is Mixed: rent growth reached 40.0%, the young share rose 1.4 points, and the working share fell 2.4 points. Affordability improved from 44.0 in 2011 to 41.8 in 2021, alongside real income growth of 19.7%, which helps explain continued demand despite the premium price. The gentrification score is 0 and the stage is New development, so this reads as expansion and incoming households rather than a classic reinvention cycle. Compared with a flat-growth market, 4.15% is materially higher, but the Mixed label argues for caution.
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?
Yes, for households seeking a low-density coastal setting, but the fit depends on budget and transport. The median age is 46, crime is 20.2 per 1,000, and 56.4% drive to work. Compared with a transit-rich suburb, Barwon Heads is more car-dependent, while 36.2% working from home may suit hybrid households.
What schools are in Barwon Heads?
Barwon Heads Primary School is the local school listed, and it is a government primary school. Families should compare enrolment zones against the exact address and check secondary options in the wider area, because 1 local primary campus does not define every schooling pathway. The suburb has 4,353 residents.
Is Barwon Heads safe?
Recorded crime is 20.2 offences per 1,000 residents, with 88 total offences in the reported period. Compared with the total, property and deception offences account for 64 cases, while crimes against the person account for 12. The low-crime profile is consistent with the suburb's low-crime-rate identity, but normal address-level precautions still matter.
Is Barwon Heads good for property investment?
Barwon Heads can suit a long-term investor, but the vacancy profile needs careful modelling. Weekly rent is $450 and rent growth is 40.0%, yet vacancy is 26.4% and only 15.7% of households rent. Compared with a tighter rental market, this combination may produce less reliable occupancy, so test seasonal demand, costs and vacancy periods before buying.
How is Barwon Heads's population changing?
Population change across the wider area is forecast at 161.6% over 10 years, with an annual trend of 4.15% driven primarily by internal migration. The trajectory is labelled Mixed, while the young share is up 1.4 points and the working share is down 2.4 points. Compared with a flat-growth area, momentum is higher, but the age profile remains mature at 46.
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), Valuer-General Victoria (house prices), state education open registers (school locations), 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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