Halls Head
An older coastal household base defines Halls Head more than a holiday strip: median age is 45, which is 5 years above the national benchmark, and 89.6% of dwellings are separate houses. Beside Mandurah, Erskine and Falcon, its own profile leans family-scale and car-based, with 14,474 residents and only 1.9% apartments. The 18.7% vacancy rate is higher than most settled suburbs, so demand can be seasonal or second-home influenced despite household income sitting in the 58.5 percentile.
Population
14,474
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,686/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$440K
Estimated from rent (2025)
Halls Head suits buyers wanting space and manageable debt settings rather than dense inner-city living. Separate houses make up 89.6% of stock and 66.5% of homes have 4 or more bedrooms, both far above an apartment-led market. The typical mortgage payment is $1,733 a month and mortgage-to-income is 23.7%, below common stress thresholds, because household income is moderate at $1,686 a week. The trade-off is dependence on cars, with 86.8% driving to work.
For Buyers
Halls Head suits buyers wanting space and manageable debt settings rather than dense inner-city living. Separate houses make up 89.6% of stock and 66.5% of homes have 4 or more bedrooms, both far above an apartment-led market. The typical mortgage payment is $1,733 a month and mortgage-to-income is 23.7%, below common stress thresholds, because household income is moderate at $1,686 a week. The trade-off is dependence on cars, with 86.8% driving to work.
For Investors
For investors, Halls Head is more yield-and-occupancy management than scarcity play. Renters are only 20.6% of households and median rent is $350 a week, while vacancy is a high 18.7%, well above the tight-market range. With 0 recorded development approvals in the last 12 months, new competition looks limited, but the existing vacant pool can blunt pricing power. Balanced migration, at +254 internal and +256 overseas net annually, supports demand if stock is well targeted.
Schools in Halls Head iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
South Halls Head Primary School
K-6 · 629 students
Halls Head College
7-12 · 1394 students
Glencoe Primary School
K-6 · 422 students
Halls Head Primary School
K-6 · 386 students
Demographics
Residents skew older and more Australian-settled than many growth corridors. Median age is 45, 5 years above national, while university attainment is 22.2%, or 7.9 percentage points below national. Overseas-born residents are still notable at 29.7%, 8.1 points above national, led by English ancestry at 7,229 people plus Scottish 1,564 and Irish 1,508. Small Afrikaans, German and Italian language groups show migration is present but less concentrated than in Perth migrant hubs.
Age Distribution
Bedrooms
Dwelling Structure
89.6%
Houses
8.4%
Townhouse
1.9%
Apartment
Tenure
Housing is strongly detached and owner-occupied, which keeps the streetscape lower density than central Mandurah. Owners without a mortgage are 37.5% and mortgage holders 41.9%, compared with 20.6% renting. Apartments are only 1.9%, while 8.4% is semi-detached and 27.1% of homes have 3 bedrooms. No current median house price is recorded here, so affordability reads best through payments: rent-to-income is 20.8% and mortgage-to-income is 23.7%, both below stress levels.
Mortgage / mo
$1,733
Rent / wk
$350
HH Size
2.5
Personal Income / wk
$741
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
18.7%
Unoccupied
1,218
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
31.5%
Couples, no children
11,414
Total families
Economy & Employment
The worker base is service-heavy with a resources overlay: healthcare employs 721 people or 17.3%, education 554 or 13.3%, mining 516 or 12.4%, construction 402 and manufacturing 352. Professionals are the largest occupation group at 1,082, but participation is lower at 53.8% because the suburb has an older resident base. SEIFA is mixed: education and occupation decile 4, economic resources decile 7, disadvantage decile 5 and advantage-disadvantage decile 4, showing assets are higher than qualifications.
Unemployment
2.0%
Labour Force
10,598
Unemployed
214
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.1%
Part-time
32.6%
Participation
53.8%
Employed
5,984
Occupations
Top Industries
University
22.2%
Postgraduate
4.2%
Born Overseas
29.7%
Dwellings
5,316
Transport to Work
Daily life is car-oriented, with 86.8% driving to work compared with 4.7% using public transport and 1.8% walking or cycling. Education is a practical strength: 4 local schools span an ICSEA range from 962 to 1008, led by South Halls Head Primary at 1008 and 629 enrolments, then Halls Head College at 978 with 1,394 enrolments. Government schools cover both primary and secondary years. IRSAD decile 4 sits below the state top end, so amenity is solid but not elite.
Drive
86.8%
Public Transport
4.7%
Walk / Cycle
1.8%
Work from Home
N/A
Population Forecast
+1.68%/yr
(+381 people/yr)
EstablishedGrowth is forecast to be steady rather than explosive. The trend rate is 1.68% a year, equal to about 381 additional residents annually, and the medium path reaches 24,747 people by 2031. Migration is balanced, with average net internal inflow of 254 a year and overseas inflow of 256 a year, so demand is not reliant on one source. The suburb is tagged Active on gentrification with a score of 59, but the shift is Aging, with seniors up 8.5 points and working-age share down 3.5.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+256
Net Internal / yr
+254
Gentrification Signal
Active
Population +26% since 2011, Net internal migration +254/yr, Strong overseas inflow +256/yr, Accelerating: 6% → 18%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Halls Head compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Halls Head a good suburb to live in?
Yes, especially for households wanting larger homes and a coastal Mandurah setting. Separate houses are 89.6% of stock, 66.5% of homes have 4 or more bedrooms, and median age is 45, above the national benchmark.
What is the median house price in Halls Head?
A current median house price is not recorded for Halls Head. Affordability is clearer through payments: the typical mortgage is $1,733 a month, median rent is $350 a week, and mortgage-to-income is 23.7%.
What schools are in Halls Head?
Halls Head has 4 local schools: South Halls Head Primary School, Halls Head College, Glencoe Primary School and Halls Head Primary School. ICSEA scores range from 962 to 1008, with government options across primary and secondary.
Is Halls Head safe?
A suburb crime rate per 1,000 is not currently available, so compare current police updates and street-level context before buying. For daily movement, note that 86.8% of workers drive, which makes road layout and local traffic important.
Is Halls Head good for property investment?
It can suit selective investors, but vacancy risk is higher than a tight rental market. Renters are 20.6% of households, median rent is $350 a week and vacancy is 18.7%, while population growth is forecast at 1.68% a year.
How is Halls Head's population changing?
Halls Head is growing steadily rather than rapidly. The trend rate is 1.68% a year, about 381 people annually, with the medium forecast reaching 24,747 residents by 2031 and migration split between +254 internal and +256 overseas net inflow a year.
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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