Highton
Large detached homes define Highton more than density does: 87.4% of dwellings are separate houses and only 0.2% are apartments. Compared with nearby Belmont and Waurn Ponds, its own profile is more family-house oriented, with 45.6% of residents university educated and household income in the 77th percentile. The $890,000 median house price sits below the $960,000 2023 peak but far above the $477,000 2013 level, showing an affluent Geelong suburb that has cooled without losing its long-run price base.
Population
20,736
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,054/wk
DAs (12 months)iDevelopment Applications lodged in the past year
17
Median House
$890K
Apr-Jun 2024
Homebuyers are paying for space and stability. The median house price is $890,000, while 45.6% of homes have 4 or more bedrooms and another 38.6% have 3 bedrooms, so the stock suits families needing larger floorplans. Mortgage repayments of $2,000 a month take 22.5% of household income, below common stress thresholds, helped by household income sitting in the 77th percentile. Buyers get a detached-heavy market, but less apartment choice than denser Geelong pockets.
For Buyers
Homebuyers are paying for space and stability. The median house price is $890,000, while 45.6% of homes have 4 or more bedrooms and another 38.6% have 3 bedrooms, so the stock suits families needing larger floorplans. Mortgage repayments of $2,000 a month take 22.5% of household income, below common stress thresholds, helped by household income sitting in the 77th percentile. Buyers get a detached-heavy market, but less apartment choice than denser Geelong pockets.
For Investors
Highton is more an owner-occupier hold than a high-churn rental market. Renting accounts for 21.8% of households, lower than either owned outright at 39.3% or mortgaged at 39.0%, so tenant depth is narrower than in student or inner rental suburbs. Weekly rent is $360 and rent-to-income is 17.5%, below stress settings. Vacancy is 5.7%, which can soften leasing urgency, while 16 development applications in 12 months point to measured renewal rather than a supply surge.
Development Activity
Total DAs
32
Last 12 Months
17
YoY ChangeiYear-over-year change in DA lodgements
+183.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Highton iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Highton Primary School
Prep-6 · 359 students
Montpellier Primary School
Prep-6 · 563 students
Christian College Geelong
Prep-12 · 1908 students
Bellaire Primary School
Prep-6 · 623 students
Demographics
Highton has 20,736 residents with a median age of 39, about 1 year below the national benchmark. Education is a standout: 45.6% hold university qualifications, 15.5 percentage points above the national rate, which helps explain the professional income profile. Overseas-born residents are 20.1%, 1.5 points below national, and the ancestry mix leans English 7,964, Irish 2,833 and Scottish 2,689. Mandarin is the largest non-English language count at 207, so migration is present but not dominant.
Age Distribution
Bedrooms
Dwelling Structure
87.4%
Houses
12.4%
Townhouse
0.2%
Apartment
Tenure
Housing is detached and equity-rich. The $890,000 median is 7.3% below the $960,000 peak in Jul-Sep 2023, yet 86.6% above the $477,000 2013 level, with 4.6% annual compound growth over 14 years. Separate houses make up 87.4% of stock, far higher than apartments at 0.2%, while ownership is balanced between 39.3% owned outright and 39.0% with a mortgage. That mix supports price resilience because forced rental turnover is lower than in more investor-led markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$360
HH Size
2.6
Personal Income / wk
$889
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.7%
Unoccupied
449
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.2%
Couples, no children
16,514
Total families
Economy & Employment
Highton's labour base is tilted to knowledge and care work. Healthcare employs 1,735 people or 22.0%, above Education at 1,304 and 16.5%, with Construction 706, Professional/Tech 685 and Retail 568 rounding out the main sectors. Professionals are the largest occupation at 3,209, ahead of Managers at 1,482. Unemployment is 3.7% and participation is 61.6%. SEIFA is consistently high: IEO decile 8, IER decile 8, IRSAD decile 8 and IRSD decile 9, indicating low disadvantage with strong but not top-decile advantage.
Unemployment
2.2%
Labour Force
14,526
Unemployed
317
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.0%
Part-time
37.3%
Participation
61.6%
Employed
9,977
Occupations
Top Industries
University
45.6%
Postgraduate
12.0%
Born Overseas
20.1%
Dwellings
7,448
Transport to Work
Highton works best for car-based households. Car driving accounts for 89.1% of commuting, far above public transport at 1.6% and walking or cycling at 2.9%, because daily movement is oriented to roads rather than rail. The school offer is strong for families, with 4 local schools across Government and Independent sectors and an ICSEA range from 1094 to 1121; Highton Primary, Montpellier Primary and Christian College Geelong sit at the top end. Crime is 32.3 per 1,000, with 670 total incidents and 399 property and deception offences, while IRSAD decile 8 supports overall amenity.
Drive
89.1%
Public Transport
1.6%
Walk / Cycle
2.9%
Work from Home
N/A
Population Forecast
+1.58%/yr
(+407 people/yr)
EstablishedGrowth is steady rather than explosive. The trend outlook adds 407 people a year, or 1.58% annually, taking the medium population path from 26,351 in 2026 to 28,387 in 2031. Overseas migration is the primary driver at 264 net people a year, higher than internal migration at 50, so population change is increasingly linked to international inflows. The gentrification score is 26 with an Early signs stage, while the broader shift is Mixed because rent growth of 35.2% sits alongside affordability improving from 46.5 to 42.5.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+264
Net Internal / yr
+50
Gentrification Signal
Early signs
Population +30% since 2011, Net internal migration +50/yr, Strong overseas inflow +264/yr
Safety & Crime
Total Offences
670
Year ending June 2024
Rate per 1,000 People
32.3
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 Highton compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Highton a good suburb to live in?
Yes for households wanting space, schools and lower disadvantage. Highton has 20,736 residents, 87.4% separate houses, 4 local schools and an IRSAD decile of 8, which ranks above many Australian areas.
What is the median house price in Highton?
The median house price in Highton is $890,000 for Apr-Jun 2024. That is below the $960,000 peak from Jul-Sep 2023 by 7.3%, but still 86.6% higher than the 2013 median of $477,000.
What schools are in Highton?
Highton has 4 listed schools: Highton Primary School, Montpellier Primary School, Christian College Geelong and Bellaire Primary School. ICSEA scores range from 1094 to 1121, above the 1000 benchmark.
Is Highton safe?
Highton recorded 670 offences, equal to 32.3 per 1,000 residents. Property and deception offences are the largest category at 399, higher than crimes against the person at 128.
Is Highton good for property investment?
Highton suits longer-term investors more than yield chasers. Rent is $360 a week, renters are 21.8% of households, vacancy is 5.7%, and forecast rent growth is 35.2%, but owner-occupiers dominate the market.
How is Highton's population changing?
Highton is projected to grow by 407 people a year, or 1.58% annually. The medium path reaches 28,387 residents by 2031, with overseas migration at 264 a year higher than internal migration at 50.
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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