Hamlyn Heights
Detached houses make up 83.9% of dwellings here, against just 0.6% apartments, which is what keeps this Geelong suburb firmly in family-home territory rather than the unit market most established suburbs drift toward. The median house price of $717,500 sits well below Melbourne metro levels, and household income reaches only the 56.8th percentile nationally, so this is a middle-income market, not a premium one. The population of 6,518 carries a median age of 38, two years below the national figure, and prices have nearly doubled since 2013 with a 97.4% rise off a $363,500 base, even after slipping 7.4% from the 2023 peak.
Population
6,518
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,643/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$718K
Apr-Jun 2024
At $717,500 the median house is attainable on local incomes by the standards of detached-house markets, and the mortgage-to-income ratio of 24.4% sits below the 30% stress threshold, so buyers here are not over-leveraged. The stock suits families because 83.9% of dwellings are separate houses and three-bedroom homes dominate at 54.7%, with four-plus-bedroom homes a further 23.2%. Pricing has cooled rather than climbed lately: the median is down 7.4% from the $775,000 peak in Jul-Sep 2023, which gives buyers more room to negotiate than they had two years ago. Outright owners (35.4%) slightly outnumber mortgage holders (34.5%), a sign of established residents holding rather than a churn of recent buyers, though the near-even split shows the suburb still draws new owner-occupiers.
For Buyers
At $717,500 the median house is attainable on local incomes by the standards of detached-house markets, and the mortgage-to-income ratio of 24.4% sits below the 30% stress threshold, so buyers here are not over-leveraged. The stock suits families because 83.9% of dwellings are separate houses and three-bedroom homes dominate at 54.7%, with four-plus-bedroom homes a further 23.2%. Pricing has cooled rather than climbed lately: the median is down 7.4% from the $775,000 peak in Jul-Sep 2023, which gives buyers more room to negotiate than they had two years ago. Outright owners (35.4%) slightly outnumber mortgage holders (34.5%), a sign of established residents holding rather than a churn of recent buyers, though the near-even split shows the suburb still draws new owner-occupiers.
For Investors
Renters make up 30.1% of households, a smaller tenant pool than inner-metro markets, and weekly rent of $345 against the $717,500 median implies a gross yield near 2.5%, modest but stronger than premium suburbs where yields fall below 2%. The vacancy rate of 6.0% is higher than a landlord would like and points to softer rental demand than the headline migration suggests. Rent has still grown 42.6% over the measured period, so escalation, not occupancy, has driven returns. Demand support is mixed: overseas migration adds about 200 residents a year while net internal migration removes 88, leaving thin organic growth. Development is light at 8 applications in 12 months, mostly two-lot subdivisions and dual-dwelling builds, so supply is unlikely to flood the market and undercut existing holdings.
Development Activity
Total DAs
16
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
+700.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hamlyn Heights iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Herne Hill Primary School
Prep-6 · 267 students
Western Heights Secondary College
7-12 · 1060 students
Hamlyn Banks Primary School
Prep-6 · 290 students
Demographics
The median age of 38 runs 2.0 years below the national figure, and the working-age share grew 2.2 points over the decade while the senior share barely moved, a younger and more stable profile than the aging trajectory common to established suburbs. Overseas-born residents sit at 16.0%, which is 5.6 points below national, so this is a predominantly Australian-born community led by English (2,282), Irish (915) and Scottish (720) ancestry. University qualifications reach 34.7%, running 4.6 points above the national average, higher than the middle-income profile would suggest. The most common non-English languages are Italian (42 speakers), Macedonian (37) and Croatian (35), reflecting Geelong's postwar European migration. Average household size is 2.3, just 0.2 below national, consistent with the family-house stock.
Age Distribution
Bedrooms
Dwelling Structure
83.9%
Houses
15.5%
Townhouse
0.6%
Apartment
Tenure
Tenure is split close to evenly: 35.4% own outright, 34.5% carry a mortgage and 30.1% rent, a balanced mix that points to a stable owner-occupier base rather than a speculative or renter-dominated market. The stock is overwhelmingly detached at 83.9% separate houses, with apartments at just 0.6% and semi-detached homes at 15.5%, so density pressure is minimal. Three-bedroom dwellings account for 54.7% and four-plus-bedroom homes 23.2%, leaving smaller one and two-bedroom stock scarce. The median house price rose from $363,500 in 2013 to $717,500, a 97.4% gain at a 5.0% compound annual rate, though it has eased 7.4% from the 2023 peak. With rent-to-income at 21.0% and mortgage-to-income at 24.4%, both below the 30% stress line, housing costs sit comfortably against local earnings.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$345
HH Size
2.3
Personal Income / wk
$830
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.0%
Unoccupied
170
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.0%
Couples, no children
4,920
Total families
Economy & Employment
The workforce leans on essential services: Healthcare leads at 20.8% (501 workers), Education follows at 13.7% (331) and Construction at 12.3% (296), with Public Admin at 8.2% and Professional/Tech at 6.9%. By occupation, Professionals (824) are the largest group, ahead of Community and Personal services (441) and Clerical roles (417), a mix that fits a regional service centre rather than a corporate hub. Unemployment is 4.3% and the full-time employment rate is 63.3%, with participation at 61.5%. On SEIFA the suburb scores decile 7 on IRSAD, IRSD and IEO, comfortably above the middle, but the economic-resources index (IER) drops to decile 4, an anomaly driven by the 30.1% renter base and modest household incomes in the 56.8th percentile, which depress aggregate wealth measures even where education and advantage rank higher.
Unemployment
3.5%
Labour Force
13,045
Unemployed
452
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.3%
Part-time
32.4%
Participation
61.5%
Employed
3,180
Occupations
Top Industries
University
34.7%
Postgraduate
7.6%
Born Overseas
16.0%
Dwellings
2,669
Transport to Work
Car dependence is high, with 88.7% of residents driving to work and only 1.9% taking public transport, well below the use rates of metro suburbs, which reflects this suburb's outer-Geelong setting and limited rail access. The crime rate is 51.4 offences per 1,000 residents across 335 incidents, with property and deception offences (143) the largest category, a profile typical of a regional residential area rather than a high-risk one. On SEIFA the suburb scores decile 7 for both advantage and disadvantage (IRSAD and IRSD), placing it comfortably above the national midpoint. Volunteering runs at 14.7% and 6.8% of residents (425 people) need daily assistance. No schools are recorded inside the 2.78 km2 boundary in this dataset, so families rely on institutions in neighbouring Geelong suburbs, a practical trade-off for the low-density layout.
Drive
88.7%
Public Transport
1.9%
Walk / Cycle
3.3%
Work from Home
N/A
Population Forecast
+0.91%/yr
(+203 people/yr)
EstablishedPopulation growth runs at 0.91% a year, roughly 203 residents, with a 12.3% rise over the past decade, classifying this as an established suburb growing steadily rather than booming. The trajectory reads as stable, with the working-age share up 2.2 points and the gentrification signal flagged as early, citing a 16% population gain since 2011 and acceleration from 4% to 12% growth. Overseas migration of about 200 a year is the primary demand driver, partly offset by net internal outflow of 88, so growth depends on new arrivals rather than people moving in from elsewhere in Australia. Affordability has improved from 41.1% in 2011 to 36.5% in 2021, and real incomes grew 30.5% over the decade, both pointing to a market strengthening from a lower base rather than overheating.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+200
Net Internal / yr
-88
Gentrification Signal
Early signs
Population +16% since 2011, Accelerating: 4% → 12%
Safety & Crime
Total Offences
335
Year ending June 2024
Rate per 1,000 People
51.4
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 Hamlyn Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hamlyn Heights a good suburb to live in?
Hamlyn Heights scores decile 7 on the IRSAD advantage index, above the national midpoint, and carries a younger median age of 38, two years below national. It suits families, with 83.9% detached houses and a median price of $717,500 that sits well below Melbourne metro levels.
What is the median house price in Hamlyn Heights?
The median house price is $717,500 as of Apr-Jun 2024, down 7.4% from the $775,000 peak in 2023. Prices have risen 97.4% since 2013 at a 5.0% compound annual rate. Weekly rent averages $345 and monthly mortgage repayments run about $1,733.
What schools are in Hamlyn Heights?
No schools are recorded inside the 2.78 km2 Hamlyn Heights boundary in this dataset, so families rely on schools in neighbouring Geelong suburbs. The local population is reasonably educated, with university qualifications at 34.7%, which is 4.6 points above the national average.
Is Hamlyn Heights safe?
Hamlyn Heights records a crime rate of 51.4 offences per 1,000 residents across 335 incidents, with property and deception offences (143) the most common category. The suburb scores decile 7 on the IRSD disadvantage index, above the national midpoint, consistent with a typical regional residential area.
Is Hamlyn Heights good for property investment?
Rent of $345 a week against a $717,500 median gives a gross yield near 2.5%, stronger than premium suburbs below 2%. The 6.0% vacancy rate signals softer rental demand, and with 30.1% of households renting, returns lean on rent growth, which reached 42.6% over the measured period.
How is Hamlyn Heights's population changing?
Population growth runs at 0.91% a year, about 203 residents, with a 12.3% rise over the past decade. Overseas migration adds roughly 200 people annually while net internal migration removes 88. The working-age share grew 2.2 points over the decade, a younger and stabilising profile.
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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