Bayview
Household incomes in Bayview sit at the 98.7th percentile nationally, yet nearly half of all residents rent, and the suburb's median age of 34 is 6 years below the national figure. That combination points to a workforce suburb rather than a wealth accumulation one: professionals and managers drawn to Darwin for public-sector and healthcare roles, living in apartments that make up 56.4% of all dwellings. The suburb scores decile 10 on both IRSAD and IRSD, the top advantage tier nationally, and 46.1% of residents hold university qualifications, which is 16 points above the national average.
Population
1,702
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$3,312/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$626K
Estimated from rent (2025)
The median house price for Bayview is estimated at $626,000, derived from current rental levels, because recent transaction data is limited given the area's 9.1% vacancy rate and high renter share of 48%. Monthly mortgage repayments average $2,700, producing a mortgage-to-income ratio of 18.8%, well below the 30% stress threshold relative to the suburb's 98.7th-percentile household incomes. Separate houses account for only 38.5% of the stock, while apartments dominate at 56.4%, so buyers seeking detached homes face a narrower field. Three-bedroom configurations are the dominant type at 55.9% of dwellings, with 4-plus bedroom homes at 39.6%, suggesting family-scale supply is available even within the apartment-heavy mix.
For Buyers
The median house price for Bayview is estimated at $626,000, derived from current rental levels, because recent transaction data is limited given the area's 9.1% vacancy rate and high renter share of 48%. Monthly mortgage repayments average $2,700, producing a mortgage-to-income ratio of 18.8%, well below the 30% stress threshold relative to the suburb's 98.7th-percentile household incomes. Separate houses account for only 38.5% of the stock, while apartments dominate at 56.4%, so buyers seeking detached homes face a narrower field. Three-bedroom configurations are the dominant type at 55.9% of dwellings, with 4-plus bedroom homes at 39.6%, suggesting family-scale supply is available even within the apartment-heavy mix.
For Investors
Bayview's 48% renter share and weekly rent of $560 create a large tenant base, though the 9.1% vacancy rate indicates modest oversupply that compresses yields. Against the estimated $626,000 median, the $560 weekly rent implies a gross yield around 4.6%, reasonable by Darwin standards but subject to the NT's historically cyclical rental market. The workforce-driven profile, with 22.3% of employed residents in Public Admin and 78.2% labour force participation, supports stable demand tied to government and healthcare employment rather than speculation. Outright owners represent only 21.1% of occupiers, below what you would expect in a decile 10 suburb, which reflects the transient nature of a high-income but mobile public-sector population with a 42.4% turnover rate over five years.
Demographics
The median age of 34 is 6 years below the national figure, reflecting a workforce-age concentration rather than retiree settlement. University qualifications reach 46.1%, which is 16 points above the national average, consistent with the professional and managerial occupational profile. Overseas-born residents make up 27.3% of the population, which is 5.7 points above the national rate. Ancestry is led by English (546), Irish (165), Greek (148) and Scottish (148). Greek is the most spoken non-English language with 55 speakers, followed by Mandarin with 12. Average household size is 2.7, slightly above the national average, and 43.8% of families are couples with children, indicating a meaningful family-age cohort despite the apartment-dominant housing stock.
Age Distribution
Bedrooms
Dwelling Structure
38.5%
Houses
4.5%
Townhouse
56.4%
Apartment
Tenure
Apartments represent 56.4% of Bayview's dwellings, a dominant share that positions the suburb closer to an inner-city density model than typical NT residential areas. Semi-detached homes account for just 4.5%, while separate houses make up 38.5%, which is moderate for a suburb scoring decile 10 nationally. Three-bedroom dwellings are the most common at 55.9%, with 4-plus bedroom homes at 39.6%, skewing toward family-scale units rather than the smaller configurations common in other high-density suburbs. Tenure splits between renters at 48%, mortgage holders at 30.9% and outright owners at 21.1%. Rent-to-income sits at 16.9% and mortgage-to-income at 18.8%, both below stress thresholds, meaning affordability is manageable relative to the suburb's above-average incomes. Weekly rent of $560 is the market-clearing rate against a 9.1% vacancy.
Mortgage / mo
$2,700
Rent / wk
$560
HH Size
2.7
Personal Income / wk
$1,533
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.1%
Unoccupied
59
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.9%
Couples, no children
1,294
Total families
Economy & Employment
Public Administration is the dominant industry at 22.3% of employed residents, reflecting proximity to Darwin's government precinct. Healthcare follows at 14.7%, Education at 10.8% and Professional/Technical services at 10.0%, with Construction at 8.1%. By occupation, Professionals lead at 350 workers and Managers at 226, a high-value pairing that explains the 98.7th-percentile household income despite the suburb's renter-majority profile. The full-time employment rate of 78.0% is elevated, and the unemployment rate of 3.2% is low. The suburb scores decile 9 on IEO, which measures education and occupation advantage, and decile 10 on IRSAD, which reflects combined advantage across income and resources. Labour force participation runs at 78.2%, with only 187 residents not in the workforce.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
78.0%
Part-time
18.8%
Participation
78.2%
Employed
1,070
Occupations
Top Industries
University
46.1%
Postgraduate
10.0%
Born Overseas
27.3%
Dwellings
574
Transport to Work
Car dependency is high at 89.2% of commuters driving, while public transport use is just 1.1% and walking or cycling accounts for 2.6%, consistent with Darwin's low-density transport network relative to southeastern capitals. The suburb scores decile 10 on IRSAD and IRSD, the highest advantage tier nationally, indicating very low levels of relative disadvantage. Volunteering runs at 21.0% of residents, above typical metropolitan rates. Need for assistance is low at 2.1% (33 people), consistent with the suburb's young median age of 34. No schools are recorded within Bayview's boundaries in this dataset, so families rely on schools in surrounding Darwin suburbs. Rent-to-income at 16.9% keeps renters comfortable, and the low mortgage-to-income ratio of 18.8% reflects manageable housing costs relative to the suburb's top-percentile incomes.
Drive
89.2%
Public Transport
1.1%
Walk / Cycle
2.6%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bayview compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bayview a good suburb to live in?
Bayview ranks in decile 10 on IRSAD and IRSD nationally, the top advantage tier, with household incomes at the 98.7th percentile. University qualifications reach 46.1%, which is 16 points above the national average. The trade-off is limited public transport at 1.1% and a high renter share of 48%, which creates more transient neighbours compared to owner-occupier suburbs.
What is the median house price in Bayview?
The median house price is estimated at $626,000, derived from current rental levels, because transaction data is limited. Weekly rent averages $560 and monthly mortgage repayments run about $2,700. The mortgage-to-income ratio is 18.8%, well below the 30% stress threshold given the suburb's top-percentile household incomes.
What schools are in Bayview?
No schools are recorded inside Bayview's 1.32 km2 boundary in this dataset, so families rely on schools in neighbouring Darwin suburbs. Despite the lack of local schools, residents are highly educated, with 46.1% holding university qualifications, which is 16 points above the national figure.
Is Bayview safe?
Detailed crime statistics are not available for Bayview in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative disadvantage, the highest tier nationally, and only 2.1% of residents (33 people) need daily assistance, both consistent with a low-disadvantage area. Household income sits at the 98.7th percentile nationally.
Is Bayview good for property investment?
Weekly rent of $560 against the estimated $626,000 median implies a gross yield around 4.6%. The 9.1% vacancy rate signals some oversupply to monitor. Demand is anchored by government and healthcare employment, with 22.3% of residents in Public Admin and a full-time employment rate of 78.0%. The 42.4% five-year turnover rate means tenant demand is ongoing but not locked-in long-term.
How is Bayview's population changing?
Bayview's population is 1,702 across 1.32 square kilometres. Forecast data is not available in the current dataset. The suburb shows high mobility, with 42.4% of residents having moved in within the past 5 years. The 27.3% overseas-born share, which is 5.7 points above the national average, reflects ongoing skilled migration inflows tied to public-sector and healthcare roles.
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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