Horsham
Its 15,134 residents have a median age of 40, while a household-income percentile of 30.7 places the suburb below the midpoint. Growth is measured at 0.45% annually, so buyers comparing Horsham with nearby Haven or Dimboola are weighing a slower-growth market with established services rather than a rapid expansion corridor. The 8.7% vacancy rate adds choice because more homes are available, although it may also signal softer demand than in tightly supplied markets.
Population
15,134
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,294/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$480K
October to December 2025
Housing is predominantly detached, with 88.7% separate houses, 53.5% three-bedroom homes and 26.1% with 4 or more bedrooms. That mix suits families because larger blocks and established houses are more common than apartments. The mortgage-to-income measure is 21.2%, higher than the 18.9% rent-to-income figure, while 36.8% of households own outright and 31.2% have a mortgage. Buyers should compare streets carefully because condition, block size and proximity to services can shift value around the suburb median.
For Buyers
Housing is predominantly detached, with 88.7% separate houses, 53.5% three-bedroom homes and 26.1% with 4 or more bedrooms. That mix suits families because larger blocks and established houses are more common than apartments. The mortgage-to-income measure is 21.2%, higher than the 18.9% rent-to-income figure, while 36.8% of households own outright and 31.2% have a mortgage. Buyers should compare streets carefully because condition, block size and proximity to services can shift value around the suburb median.
For Investors
Horsham's investment case is based on affordable housing and established rental demand, but the numbers call for conservative assumptions. Weekly rent is $245 and 30.3% of households rent, creating a sizeable tenant base. However, the 8.7% vacancy rate is higher than a tightly supplied market and can reduce rent-setting power. There were 28 development applications in the latest 12 months, including a staged project for 3 dwellings, which may add competing stock. The 0.45% annual growth trend is modest compared with speculative high-growth areas, while overseas migration is the primary forecast driver.
Development Activity
Total DAs
72
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+87.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Horsham
Open-register school locations for education access. This is not a school-quality ranking.
Horsham Primary School
Horsham West and Haven Primary School
Ss Michael and John's Primary School
Horsham College
St Brigid's College
Demographics
Horsham has an established demographic profile, with a median age of 40 and an average household size of 2.2, which is 0.3 below the national comparison. Overseas-born residents account for 8.4%, 13.2 percentage points below the national figure, while university attendance at 23.1% is 7.0 points lower nationally. The leading reported ancestries are English at 6,238 people, Scottish at 1,684, Irish at 1,557 and German at 1,523. Population stability is strong because 81.7% stayed at the same address over the reference period, leaving turnover at 18.3%. Compared with faster-changing regional centres, Horsham is more Anglo-leaning and older in trajectory, although Malayalam, Punjabi, Italian, Mandarin and Nepali are also recorded languages.
Age Distribution
Bedrooms
Dwelling Structure
88.7%
Houses
5.5%
Townhouse
5.8%
Apartment
Tenure
Horsham's housing market has risen substantially over the long term but remains positioned as an affordable regional option. The latest price is also the peak, so the peak-to-latest movement is 0.0%. Housing is mainly detached, with 88.7% separate houses, while 53.5% have 3 bedrooms and 26.1% have 4 or more. Tenure is split between 36.8% owned outright, 31.2% mortgaged and 30.3% rented. Compared with apartment-oriented markets, Horsham gives buyers more access to established houses, including those considering nearby Haven or Dimboola.
Mortgage / mo
$1,187
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $245.
$390
Bond data year ending Sep 2025 · houses $430 · units $320
HH Size
2.2
Personal Income / wk
$748
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.7%
Unoccupied
601
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.1%
Couples with children
43.0%
Couples, no children
18.5%
Single parent
3,965
Total families
Economy & Employment
Horsham's economy is anchored by service industries, especially healthcare at 26.0% of employment and 1,139 workers, followed by education at 11.6% and 507 workers. Construction accounts for 10.0%, public administration 7.7% and retail 7.3%, so local activity is broader than a single employer base because health, education, government and trades all contribute. Unemployment is 3.5%, participation is 58.5% and the full-time rate is 57.8%. Occupations include 1,332 professionals, 988 trades workers, 949 community and personal service workers, 905 managers and 779 labourers. Household income sits at the 30.7 percentile, while SEIFA deciles of 3 for economic resources, 3 for overall advantage, 4 for education and occupation, and 4 for relative disadvantage are below the midpoint and point to uneven prosperity despite strong service employment.
Unemployment
3.5%
Labour Force
7,233
Unemployed
255
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.8%
Part-time
35.2%
Participation
58.5%
Employed
6,978
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.1%
Postgraduate
4.8%
Born Overseas
8.4%
Dwellings
6,328
Transport to Work
Daily life in Horsham is strongly car-oriented: 78.8% travel as car drivers, compared with only 0.3% using public transport, while 6.1% walk or cycle and 9.1% work from home. This pattern reflects regional distances and makes off-street parking and access to services more important than rail proximity. There are 6 nearby schools across 3 primary, 2 secondary and 1 special settings, with 4 government and 2 Catholic schools. Families should compare enrolment zones and travel times with the exact address. Safety needs active consideration because 2,452 offences equate to 162.0 per 1,000 residents, including 831 property and deception offences and 533 crimes against the person. The IRSAD score is in decile 3, below the midpoint, while volunteering reaches 20.9%, supporting local connection despite the uneven livability profile.
Drive
78.8%
Public Transport
0.3%
Walk / Cycle
6.1%
Work from Home
9.1%
Population Forecast
+0.45%/yr
(+76 people/yr)
EstablishedHorsham has an established, gradual-growth outlook. The forecast annual trend is 0.45%, with overseas migration identified as the primary driver. Population change across the wider area is 6.9% over 10 years, while the trajectory is labelled Aging: the senior share has increased by 3.1 percentage points, the young share has fallen by 0.9 points and the working share by 0.5 points. Rent growth of 44.1% shows that housing costs have moved even as affordability remained Stable at 32.0 in both 2011 and 2021. Compared with rapid-growth corridors, this is a slower trajectory because established households and an older age structure limit expansion. The gentrification forecast score is 0, labelled Not gentrifying, although a separate shift indicator records a score of 41 and Early signs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+62
Net Internal / yr
-127
Gentrification Signal
Not gentrifying
Net internal outflow -127/yr
Safety & Crime
Total Offences
2,452
Year ending June 2024
Rate per 1,000 People
162.0
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 Horsham compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in Horsham?
Horsham has 6 nearby schools: 3 primary, 2 secondary and 1 special school. The mix includes 4 government schools and 2 Catholic schools. Families should compare enrolment zones, year levels and transport times against the exact address because access can vary across the town.
Is Horsham safe?
Safety is mixed rather than uniform. Horsham recorded 2,452 offences, equal to 162.0 per 1,000 residents, with property and deception offences at 831 and crimes against the person at 533. That rate should be compared with nearby areas and checked alongside the specific street, lighting and evening activity before choosing a home.
How is Horsham's population changing?
Horsham's outlook is gradual: the annual trend is 0.45%, while population change across the wider area is 6.9% over 10 years. The trajectory is labelled Aging, with the senior share up 3.1 percentage points and the young share down 0.9 points. Compared with rapid-growth corridors, change is more measured and is primarily driven by overseas migration.
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), Valuer-General Victoria (house prices), 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.
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