Heathmont
Heathmont's $1,055,000 median has retreated 13.9% from the $1,225,800 peak in Q3 2023, the steepest correction in this cohort, yet the underlying fundamentals remain solid: 46.2% university qualifications, 3.7% unemployment and 81.8% owner-occupier rate (combined outright and mortgage). The suburb is 93.7% detached houses, with 47.2% three-bedroom and 37.2% four-bedroom homes creating an overwhelmingly family-oriented stock. Healthcare (17.6%) and Education (16.9%) together employ a third of all workers, producing a public-sector-weighted economy. The low turnover rate of 15.6% confirms residents seldom leave. Crime at 28.4 per 1,000 is moderate by metro standards.
Population
9,933
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,140/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Median House
$1.1M
Apr-Jun 2024
The $1,055,000 median is 13.9% below the $1,225,800 peak of Q3 2023, presenting a correction that buyers can capitalise on. Over 14 years from $589,000, the CAGR of 4.3% demonstrates steady long-term appreciation. With 93.7% detached housing, buyers have limited multi-dwelling alternatives. Three-bedroom (47.2%) and four-bedroom (37.2%) homes dominate, suiting established families. Mortgage-to-income at 23.4% is comfortably below the 30% stress level. All 4 schools sit above ICSEA 1,000, with Heathmont East Primary (1,127) and Great Ryrie Primary (1,072) performing in the top quartile nationally. The 84.4% of residents who stayed 5 years signals strong community retention.
For Buyers
The $1,055,000 median is 13.9% below the $1,225,800 peak of Q3 2023, presenting a correction that buyers can capitalise on. Over 14 years from $589,000, the CAGR of 4.3% demonstrates steady long-term appreciation. With 93.7% detached housing, buyers have limited multi-dwelling alternatives. Three-bedroom (47.2%) and four-bedroom (37.2%) homes dominate, suiting established families. Mortgage-to-income at 23.4% is comfortably below the 30% stress level. All 4 schools sit above ICSEA 1,000, with Heathmont East Primary (1,127) and Great Ryrie Primary (1,072) performing in the top quartile nationally. The 84.4% of residents who stayed 5 years signals strong community retention.
For Investors
With only 18.2% renting, Heathmont offers a relatively shallow tenant pool compared to the national average. Median weekly rent of $400 against a $1,055,000 median yields roughly 2.0% gross, placing it firmly in capital-growth territory rather than yield. The vacancy rate of 5.3% is moderate. Only 5 DAs were lodged in 12 months, meaning new supply is negligible, which protects existing values. The 14-year CAGR of 4.3% from $589,000 provides the historical growth case. However, the 13.9% correction from peak means investors entering now would be buying below the recent high, which could prove advantageous if the market rebounds.
Development Activity
Total DAs
15
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
+25.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Heathmont iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Heathmont East Primary School
Prep-6 · 570 students
Great Ryrie Primary School
Prep-6 · 566 students
Marlborough Primary School
Prep-6 · 124 students
Heathmont College
7-12 · 667 students
Demographics
The median age of 41 is 1 year above national, reflecting a mature suburban community. English ancestry leads (3,833) with Chinese (757) as the second-largest non-European group. Only 22.9% were born overseas (1.3 points above national), producing a largely Australian-born resident base. University qualifications at 46.2% are 16.1 percentage points above the national average. Professionals (1,634) significantly outnumber the next occupation group (Managers, 753), and the household size of 2.7 exceeds national. Couples with children (3,911) dominate the family structure, nearly double the number of couples without (1,866). Mandarin (177) and Cantonese (86) are the most spoken non-English languages.
Age Distribution
Bedrooms
Dwelling Structure
93.7%
Houses
6.0%
Townhouse
0.3%
Apartment
Tenure
Owner-occupiers dominate: 38.9% own outright and 42.9% carry mortgages, leaving just 18.2% renting. The stock is 93.7% detached houses, with semi-detached at 6.0% and apartments nearly absent at 0.3%. Three-bedroom homes (47.2%) lead, with four-bedroom (37.2%) close behind, while studios/one-bedrooms are just 1.2%. The median peaked at $1,225,800 in Q3 2023 before falling 13.9% to $1,055,000 in Q2 2024. Over 14 years from $589,000, the total gain is 79.1%. Mortgage-to-income at 23.4% and rent-to-income at 18.7% are both well below stress thresholds, indicating strong affordability relative to local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$400
HH Size
2.7
Personal Income / wk
$908
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.3%
Unoccupied
198
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.3%
Couples, no children
8,373
Total families
Economy & Employment
Healthcare (17.6%, 661 workers) and Education (16.9%, 632) together employ a third of the workforce, creating a public-sector-weighted economy that is relatively recession-resistant. Professional/Tech (12.4%), Construction (8.9%) and Public Admin (6.9%) follow. Professionals (1,634) dominate occupations, with Managers (753) and Clerical/Admin (648) trailing. Unemployment at 3.7% is below the national average, and the participation rate of 62.2% is solid. The volunteering rate of 18.8% is high, suggesting strong civic engagement. SEIFA data is unavailable for this suburb, but the income and employment indicators are consistent with upper-middle advantage.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.8%
Part-time
34.5%
Participation
62.2%
Employed
4,795
Occupations
Top Industries
University
46.2%
Postgraduate
13.0%
Born Overseas
22.9%
Dwellings
3,553
Transport to Work
Car dependency is high at 87.7%, with public transport at 4.4% and walking/cycling at 2.4%. The 4 schools all score above the 1,000 ICSEA benchmark: Heathmont East Primary (1,127, 570 students), Great Ryrie Primary (1,072, 566), Marlborough Primary (1,037, 124) and Heathmont College (1,014, 667). Crime at 28.4 per 1,000 is moderate, with property offences (163) accounting for 58% of total incidents and crimes against the person at 49. The volunteering rate of 18.8% and low turnover (15.6%) reflect a community-oriented suburb. SEIFA data is unavailable, but income and employment indicators suggest above-average advantage.
Drive
87.7%
Public Transport
4.4%
Walk / Cycle
2.4%
Work from Home
N/A
Safety & Crime
Total Offences
282
Year ending June 2024
Rate per 1,000 People
28.4
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 Heathmont compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Heathmont a good suburb to live in?
Heathmont suits families seeking established eastern-suburbs living: 93.7% detached houses, 4 schools all above ICSEA 1,000, 46.2% university qualifications, and 3.7% unemployment. The $1,055,000 median is 13.9% below the Q3 2023 peak, potentially offering a correction-adjusted entry point. Car dependency is high at 87.7%.
What is the median house price in Heathmont?
The median is $1,055,000 (Apr-Jun 2024), down 13.9% from the $1,225,800 peak in Q3 2023. Over 14 years, prices grew from $589,000, a 79.1% gain (CAGR 4.3%). Monthly mortgage repayments of $2,167 produce a mortgage-to-income ratio of 23.4%. Median weekly rent is $400.
What schools are in Heathmont?
Heathmont has 4 government schools. Heathmont East Primary (ICSEA 1,127, 570 students) leads, followed by Great Ryrie Primary (1,072, 566), Marlborough Primary (1,037, 124) and Heathmont College secondary (1,014, 667). All sit above the national benchmark of 1,000.
Is Heathmont safe?
Heathmont's crime rate is 28.4 per 1,000 residents, moderate for a metro suburb. Property and deception offences (163) account for 58% of incidents, followed by justice procedures (56) and crimes against the person (49). The 3.7% unemployment rate and 81.8% owner-occupier share are factors associated with lower crime.
Is Heathmont good for property investment?
Heathmont is a capital-growth market: gross yield is only 2.0% ($400/week on $1,055,000), and 18.2% renting limits the tenant pool. The 14-year CAGR of 4.3% provides the growth case. The 13.9% correction from peak creates a potential entry point. Only 5 DAs in 12 months means negligible new supply.
How is Heathmont's population changing?
Heathmont's turnover rate of 15.6% (84.4% stayed) signals a highly stable population. The suburb is family-dominated: couples with children make up 3,911 of 8,373 families (46.7%). Only 5 DAs were lodged in 12 months, indicating minimal densification. The median age of 41 is 1 year above the national figure.
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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