Higgins
At 1,983.5 people per square kilometre, Higgins is a compact, detached-home suburb with 3,321 residents and a median age of 38, two years below the national average. Household income sits at the 84.8th percentile, while 95.7% of dwellings are separate houses. For buyers comparing Higgins with nearby Latham and Charnwood, the key distinction is its established family housing profile rather than apartment supply. The 44.9% share of couples with children and 36.2% share of four-bedroom-plus homes help explain its mortgage-belt character. Growth is measured at 0.36% annually, so housing demand is more likely to evolve gradually than through a major redevelopment wave.
Population
3,321
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$2,248/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Homebuyers are choosing a strongly detached stock profile: 95.7% of homes are separate houses, with 51.4% containing three bedrooms and 36.2% four or more. That makes Higgins more suitable for households needing gardens, parking or adaptable family space than for buyers seeking apartment density. The typical mortgage repayment is $2,000 a month, while weekly rent is $400 and mortgage costs equal 20.5% of household income, with mortgage stress not flagged. Household income sits at the 84.8th percentile nationally, suggesting stronger capacity than the national middle, although deposit size and current sale evidence still matter. Compare renovation needs carefully because established homes can vary more than new-build stock.
For Buyers
Homebuyers are choosing a strongly detached stock profile: 95.7% of homes are separate houses, with 51.4% containing three bedrooms and 36.2% four or more. That makes Higgins more suitable for households needing gardens, parking or adaptable family space than for buyers seeking apartment density. The typical mortgage repayment is $2,000 a month, while weekly rent is $400 and mortgage costs equal 20.5% of household income, with mortgage stress not flagged. Household income sits at the 84.8th percentile nationally, suggesting stronger capacity than the national middle, although deposit size and current sale evidence still matter. Compare renovation needs carefully because established homes can vary more than new-build stock.
For Investors
Investors get access to a 95.7% separate-house market, a 22.6% renter share and weekly rent of $400. Vacancy is 5.1%, so tenant demand should be tested against the exact property's presentation, location and lease terms rather than assumed from the suburb label. Rental growth has reached 14.9%, while only 3 development applications were recorded in 12 months, including a 2-dwelling dual-occupancy amendment. That limited pipeline can support the scarcity of established homes, but renovation and maintenance may drive returns more than new supply. Compared with higher-density investment areas, Higgins is a lower-volume, family-stock proposition. Overseas migration is the primary growth driver, although the 0.36% annual trend is modest.
Development Activity
Total DAs
32
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
-62.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
With a median age of 38, Higgins is 2 years younger than the national average, yet its trajectory is Aging: the senior share has risen 3.3 percentage points and the young share has fallen 1.0 point. University attainment is 41.9%, or 11.8 points above the national comparison, supporting a highly skilled household base. English ancestry is the largest reported group at 1,128 people, followed by Other at 496, Irish at 418 and Scottish at 317. No religion is recorded for 1,499 residents, just above Christianity at 1,430. Overseas-born residents account for 23.8%, 2.2 points above the national figure. For buyers comparing Higgins with Latham and Charnwood, its maturing and settled profile is reinforced by 78.5% of residents staying at the same address, compared with 21.5% turnover.
Age Distribution
Bedrooms
Dwelling Structure
95.7%
Houses
2.4%
Townhouse
1.9%
Apartment
Tenure
Higgins has a clear detached-home pattern: 95.7% of dwellings are separate houses, compared with 1.9% apartments and 2.4% semi-detached homes. Three-bedroom properties make up 51.4% of stock, while 36.2% have four or more bedrooms, so housing is configured for families more than singles. Tenure is split between 30.4% owned outright, 44.4% with a mortgage and 22.6% rented. The mortgage share explains the suburb's mortgage-belt feel, while the 20.5% mortgage-to-income ratio and 17.8% rent-to-income ratio indicate manageable reported housing costs. Weekly rent is $400 and monthly mortgage cost is $2,000. Compared with apartment-led suburbs, Higgins provides less dwelling-format variety, but its larger homes can support longer household stays.
Mortgage / mo
$2,000
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
HH Size
2.6
Personal Income / wk
$1,053
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.1%
Unoccupied
66
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.9%
Couples with children
38.5%
Couples, no children
15.1%
Single parent
946
Total families
Economy & Employment
Public administration dominates local employment at 31.8%, or 388 workers, followed by healthcare at 12.0% and 147, education at 11.7% and 143, professional and technical services at 10.6% and 130, and construction at 9.3% and 114. The occupation mix reinforces that base, with 444 professionals, 250 clerical and administrative workers, 247 managers and 224 trades workers. A 3.9% unemployment rate and 65.4% participation rate indicate a functioning labour market, while the full-time rate is 65.2%. Higgins sits above the national middle on household income at the 84.8th percentile. Its IEO, IER, IRSD and IRSAD results are deciles 8, 7, 8 and 8. The lower IER decile compared with the other three suggests strong, but not uniformly top-tier, economic resources.
Unemployment
3.9%
Labour Force
1,737
Unemployed
67
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
65.2%
Part-time
28.1%
Participation
65.4%
Employed
1,670
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
41.9%
Postgraduate
12.9%
Born Overseas
23.8%
Dwellings
1,242
Transport to Work
Daily life is strongly car-oriented: 75.1% travel as car drivers, compared with 4.2% using public transport and 2.1% walking or cycling. That pattern suits households with reliable vehicles but makes route planning more important for residents without one. Working from home reaches 12.8%, adding flexibility for professional and public administration workers. Higgins has a high socioeconomic position, with IRSAD at decile 8 and household income at the 84.8th percentile, above the national middle. Families should verify ACT enrolment zones against the exact address, because catchments can cross suburb boundaries. A volunteering rate of 17.8% adds a practical sign of local participation, while density of 1,983.5 people per square kilometre keeps services relatively close compared with low-density outskirts.
Drive
75.1%
Public Transport
4.2%
Walk / Cycle
2.1%
Work from Home
12.8%
Population Forecast
+0.36%/yr
(+12 people/yr)
EstablishedHiggins is an established, slow-growth market: the forecast trend is 0.36% annually, with overseas migration identified as the primary driver. Across the wider area, population change is 7.5% over 10 years, while the shift trajectory is Aging, supported by a 3.3 percentage-point increase in the senior share and a 2.6-point fall in the working share. Rent growth of 14.9% and real income growth of 10.2% have improved the affordability trend from 44.8% in 2011 to 38.0% in 2021. The gentrification indicators are mixed: the shift score is 27 and labelled Early signs, but the headline gentrification score is 0 and labelled Not gentrifying. Compared with a fast-expanding fringe suburb, Higgins is more likely to change through gradual ageing, turnover and selective additions than a population surge.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+22
Net Internal / yr
-32
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Higgins compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Higgins a good suburb to live in?
Higgins can suit households seeking established detached housing, with 95.7% of dwellings separate houses and 51.4% containing three bedrooms. Household income sits at the 84.8th percentile nationally, while car use is 75.1%, so the suburb is a stronger fit for drivers and family households than for people seeking apartment-style living.
What is the median house price in Higgins?
A reliable current median house price is not available to quote, so buyers should use recent comparable sales for the exact street and dwelling type. The stock is 95.7% separate houses, with 51.4% three-bedroom and 36.2% four-bedroom-plus homes. Compared with apartment-led suburbs, like-for-like sales are especially important.
What schools are in Higgins?
School access should be checked by exact address through ACT enrolment information, including government and non-government options, because catchments can cross suburb boundaries. Higgins records 3,321 residents, while 75.1% drive and only 4.2% use public transport, so families should test the daily route and school logistics before committing.
Is Higgins safe?
Safety should be checked using current ACT Police information and an in-person visit at different times rather than assumed from the suburb name. There is no suburb-specific crime rate to support a claim that Higgins is above or below the national average. Its density is 1,983.5 people per square kilometre and population is 3,321, so street-level conditions still matter.
Is Higgins good for property investment?
Higgins may suit investors targeting established family rentals: 22.6% of households rent, weekly rent is $400 and vacancy is 5.1%. Rental growth is 14.9%, but only 3 development applications were recorded over 12 months. Compare the full purchase price, maintenance needs and achievable rent with nearby alternatives, because 95.7% of homes are separate houses.
How is Higgins's population changing?
Higgins has 3,321 residents today. The wider-area outlook points to 0.36% annual growth and 7.5% population change over 10 years, with overseas migration the primary driver. The trajectory is Aging, with the senior share up 3.3 points and the working share down 2.6 points. Compared with a fast-growth fringe area, change is more likely to be gradual.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Higgins on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map