Heathcote
With a median age of 57, Heathcote sits 17 years above the national figure, making it one of regional Victoria's most age-skewed communities. Only 14.8% of residents rent, while 53.9% own outright, a ratio that reflects long-term settlement rather than speculative buying. The suburb covers 130.87 square kilometres with just 2,962 residents, giving a density of 22.6 people per square kilometre. Household income falls at the 10.3rd percentile nationally, signalling affordability throughout the local economy. The vacancy rate at 18.6% is notably high, which partly reflects second-home or holiday ownership patterns in a regional town with wine-tourism appeal.
Population
2,962
Median Age
57.0
Household IncomeiMedian weekly household income (ABS Census)
$946/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$492K
Apr-Jun 2024
The median house price of $491,500 as of April to June 2024 is substantially lower than the Victorian state median, making Heathcote accessible to buyers priced out of metro markets. Prices rose from $227,500 in 2013 to a peak of $550,000 in October to December 2023, a 116% gain over 14 years, then pulled back 10.6% to the current level. A 5.7% compound annual growth rate over that 14-year span is a competitive long-run record for a regional town. The stock is almost entirely detached houses, at 95.3%, with apartments at just 0.5%. Three-bedroom homes dominate at 50.8%, and four-plus bedroom homes account for 21.3% of the mix. Monthly mortgage repayments average $1,291, and the mortgage-to-income ratio of 31.5% sits above the 30% stress threshold, meaning buyers should budget carefully despite the lower sticker price.
For Buyers
The median house price of $491,500 as of April to June 2024 is substantially lower than the Victorian state median, making Heathcote accessible to buyers priced out of metro markets. Prices rose from $227,500 in 2013 to a peak of $550,000 in October to December 2023, a 116% gain over 14 years, then pulled back 10.6% to the current level. A 5.7% compound annual growth rate over that 14-year span is a competitive long-run record for a regional town. The stock is almost entirely detached houses, at 95.3%, with apartments at just 0.5%. Three-bedroom homes dominate at 50.8%, and four-plus bedroom homes account for 21.3% of the mix. Monthly mortgage repayments average $1,291, and the mortgage-to-income ratio of 31.5% sits above the 30% stress threshold, meaning buyers should budget carefully despite the lower sticker price.
For Investors
The investment picture in Heathcote is cautious. Weekly rent of $255 against a $491,500 median implies a gross yield around 2.7%, below what most residential investors target. The vacancy rate of 18.6% is a key concern, well above what a typical rental-demand market would show, and signals that a significant share of the dwelling stock is not consistently tenanted. The renting cohort is thin at just 14.8%. On the positive side, net internal migration is running at 96 people per year, the primary growth driver, and the gentrification score of 37 signals early activity. Development activity reached 30 applications in the past 12 months, covering outbuildings, water tanks and permit amendments rather than new dwellings. Investors drawn to the wine-region lifestyle market accept lower yields in exchange for capital growth prospects.
Development Activity
Total DAs
41
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+1400.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Heathcote iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Holy Rosary School
Prep-6 · 82 students
Heathcote Primary School
Prep-6 · 150 students
Demographics
The median age of 57 is 17 years above the national figure, and the aging trend is accelerating: the senior share rose 4 points and the working-age share fell 0.5 points over the decade. The overseas-born share of 14% is 7.6 percentage points below the national average, reflecting a strongly Anglo-Celtic heritage: English (1,208 residents) leads ancestry, followed by Irish (408), Scottish (335) and German (122). University qualifications reach just 16%, which is 14.1 percentage points below the national figure, consistent with the regional trade and primary-industry workforce. Average household size of 2.0 is 0.5 below national. Nearly half of families, at 47.4%, are couples without children, and the participation rate sits at just 36.9%, largely explained by the high proportion of retirees in the 1,249 not-in-labour-force group.
Age Distribution
Bedrooms
Dwelling Structure
95.3%
Houses
2.4%
Townhouse
0.5%
Apartment
Tenure
Outright ownership at 53.9% is the defining tenure characteristic, more than double the renter share of 14.8%. This profile is common in aging regional towns where long-term residents have paid off mortgages over decades. Separate houses make up 95.3% of the stock, leaving only 2.4% semi-detached and 0.5% apartments. The price record shows real resilience over 14 years: from $227,500 in 2013 to a peak of $550,000 in late 2023, a 116% total return, before a 10.6% correction to $491,500 in mid-2024. A 5.7% compound annual growth rate over that period beats many regional benchmarks. Mortgage stress at 31.5% of income is moderate but real, particularly given household income ranks at only the 10.3rd percentile nationally. Rent-to-income at 27% stays below the 30% stress line for tenants.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,291
Rent / wk
$255
HH Size
2.0
Personal Income / wk
$490
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
18.6%
Unoccupied
287
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.5% stressed
Community Profile
Ancestry
Household Composition
47.4%
Couples, no children
1,949
Total families
Economy & Employment
Healthcare dominates the local workforce at 19.7% of jobs, which is higher than its typical share in small regional towns, reflecting the healthcare demands of an older population. Construction follows at 10.8%, then Manufacturing at 8.9%, Education at 8.6% and Public Admin at 6.8%. By occupation, Professionals (155), Labourers (142) and Managers (138) are the three largest groups, an unusually flat distribution that reflects the breadth of a self-contained regional service centre. The unemployment rate of 5.7% is above the national average, and full-time employment makes up 57.8% of those working. SEIFA paints a consistent picture of disadvantage: the IRSD and IRSAD deciles both sit at 3, meaning roughly 70% of comparable areas nationally score higher on relative advantage and disadvantage measures. Real income growth was 19.6% over the decade, below the national pace.
Unemployment
5.3%
Labour Force
2,350
Unemployed
124
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.8%
Part-time
36.5%
Participation
36.9%
Employed
912
Occupations
Top Industries
University
16.0%
Postgraduate
3.5%
Born Overseas
14.0%
Dwellings
1,250
Transport to Work
Car dependence is almost total: 92.6% of residents drive to work, compared to the national average, and only 0.4% use public transport, reflecting the rural geography. The crime rate of 94.9 incidents per 1,000 residents is elevated compared to metropolitan benchmarks, with property and deception offences accounting for 138 of the 281 total incidents. No schools are recorded inside the Heathcote suburb boundary in this dataset, so families rely on services in neighbouring areas. The IRSAD decile of 3 places Heathcote in the lower tier nationally for relative advantage, and 12% of the population, around 311 people, need daily assistance with core activities, a figure that reflects the high median age. Volunteering at 16.4% is active for a community of this size, consistent with the retiree-heavy, settled profile where residents have time to contribute.
Drive
92.6%
Public Transport
0.4%
Walk / Cycle
3.3%
Work from Home
N/A
Population Forecast
+1.49%/yr
(+80 people/yr)
EstablishedHeathcote has grown 24.3% over the past decade and is adding roughly 80 residents per year at a 1.49% annual rate, well ahead of the Victorian average for towns its size. The primary driver is internal migration, with a net annual intake of 96 people, while overseas migration contributes only 6 per year. The SA2-level population forecast rises from 5,382 in 2025 to a projected 5,820 by 2031 under the medium scenario. The gentrification stage registers as early signs, supported by signals of population growth of 31% since 2011, continued internal migration and an affordability trend worsening from 42.3% in 2011 to 46.8% in 2021. The suburb has not experienced a COVID-related dip, which distinguishes it from many metro areas. The aging trajectory means growth is driven by lifestyle relocators, often retirees or sea-changers from Melbourne, rather than family formation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+6
Net Internal / yr
+96
Gentrification Signal
Early signs
Population +31% since 2011, Net internal migration +96/yr, Accelerating: 10% → 19%
Safety & Crime
Total Offences
281
Year ending June 2024
Rate per 1,000 People
94.9
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 Heathcote compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Heathcote a good suburb to live in?
Heathcote suits lifestyle buyers and retirees well: median house price of $491,500 is well below Victorian state median, 53.9% of residents own outright, and the town is set in a wine-tourism region. The IRSAD decile of 3 indicates lower than average relative advantage nationally, and car access is essential as only 0.4% use public transport.
What is the median house price in Heathcote?
The median house price was $491,500 in April to June 2024, down 10.6% from the peak of $550,000 in October to December 2023. Over 14 years from 2013, prices grew 116%, a compound annual rate of 5.7%. Weekly rent averages $255 and monthly mortgage repayments run about $1,291.
What schools are in Heathcote?
No schools are recorded inside the Heathcote suburb boundary in this dataset. University qualifications among residents reach only 16%, which is 14.1 percentage points below the national figure, consistent with a regional workforce oriented toward trades and primary industries rather than tertiary credentials.
Is Heathcote safe?
The crime rate is 94.9 incidents per 1,000 residents, with 281 total offences. Property and deception offences account for 138 of these, the largest single category. This rate is higher than most metropolitan suburb benchmarks, though the IRSAD decile of 3 reflects broader socioeconomic conditions rather than a single safety indicator.
Is Heathcote good for property investment?
Heathcote has shown a 5.7% compound annual growth rate over 14 years and 116% total price growth from 2013. However, weekly rent of $255 against a $491,500 median gives a gross yield around 2.7%, and the 18.6% vacancy rate is high compared to standard rental markets. Internal migration of 96 net people per year supports demand. Investors should account for the thin rental pool, as only 14.8% of residents rent.
How is Heathcote's population changing?
Population is growing at 1.49% annually, adding roughly 80 residents per year. Over the past decade it rose 24.3%, and forecasts point to a rise from 5,382 in 2025 to around 5,820 by 2031. The primary driver is internal migration at 96 net arrivals per year, mostly lifestyle relocators. The community is aging, with the senior share up 4 points over the decade.
How much development is happening in Heathcote?
There were 30 development applications lodged in the past 12 months, covering outbuildings, water tanks and planning permit amendments. Activity is largely incremental on existing properties rather than new dwelling supply, consistent with a stable regional town at 1.49% annual population growth.
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.
Explore Heathcote on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map