Horsham
A $395,000 median house price gives Horsham a regional-city role at a lower entry point than many larger Victorian markets. The suburb has 15,134 residents, 88.7% separate houses and household income in the 30.7 percentile, so affordability is central to its appeal. Compared with nearby Wimmera centres such as Stawell and Dimboola, Horsham functions as the larger service hub because healthcare, education and public administration jobs are concentrated here. Its 8.4% overseas-born share sits 13.2 percentage points below the national level, while the median age of 40 matches the national benchmark.
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
27
Median House
$395K
Apr-Jun 2024
Homebuyers are mostly choosing a detached-house market: 88.7% of dwellings are separate houses, compared with only 5.8% apartments and 5.5% semi-detached homes. The typical stock is family-scaled, with 53.5% of homes having 3 bedrooms and 26.1% having 4 or more. A $395,000 median house price and $1,187 monthly mortgage keep repayments at 21.2% of income, so mortgage stress is lower than the price growth since 2013 might suggest. Buyers who need rail-style commuting should note car dependence is high because local public transport use is just 0.3%.
For Buyers
Homebuyers are mostly choosing a detached-house market: 88.7% of dwellings are separate houses, compared with only 5.8% apartments and 5.5% semi-detached homes. The typical stock is family-scaled, with 53.5% of homes having 3 bedrooms and 26.1% having 4 or more. A $395,000 median house price and $1,187 monthly mortgage keep repayments at 21.2% of income, so mortgage stress is lower than the price growth since 2013 might suggest. Buyers who need rail-style commuting should note car dependence is high because local public transport use is just 0.3%.
For Investors
Investors get a large enough rental base, with 30.8% of homes rented and a median rent of $245 per week, but the 8.7% vacancy rate is the key risk because it points to looser tenant competition than a tight market. Rent growth of 44.1% over the shift period shows income has moved, while 20 development applications in 12 months add some supply pressure. The suburb suits yield-focused, lower-entry strategies more than scarcity-led capital growth because 37.4% of homes are owned outright and 31.7% are mortgaged.
Development Activity
Total DAs
66
Last 12 Months
27
YoY ChangeiYear-over-year change in DA lodgements
+80.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Horsham iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Michael and John's Primary School
Prep-6 · 311 students
St Brigid's College
7-12 · 227 students
Horsham West and Haven Primary School
Prep-6 · 603 students
Horsham College
7-12 · 1010 students
Horsham Primary School
Prep-6 · 499 students
Demographics
Horsham's 15,134 residents are older in profile but not dramatically so: the median age is 40, exactly in line with the national comparison. Education and migration stand out more, with 23.1% university attainment sitting 7.0 percentage points lower than national, and 8.4% born overseas sitting 13.2 points below national. The ancestry mix is strongly Anglo-European, led by English at 6,238 people, Scottish at 1,684 and Irish at 1,557, because Horsham is a long-settled Wimmera service centre rather than a recent migrant gateway. Average household size is 2.2, below national by 0.3.
Age Distribution
Bedrooms
Dwelling Structure
88.7%
Houses
5.5%
Townhouse
5.8%
Apartment
Tenure
Housing is detached, affordable and owner-leaning. The $395,000 median in Apr-Jun 2024 is 4.8% below the $415,000 peak of Apr-Jun 2023, but still 83.7% higher than the $215,000 level in 2013, equal to a 4.4% CAGR over 14 years. Tenure is balanced by regional standards, with 37.4% owned outright, 31.7% mortgaged and 30.8% renting. Because 53.5% of dwellings are 3-bedroom homes and apartments are only 5.8%, the suburb is better suited to families and downsizers wanting land than buyers seeking compact, high-density stock.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,187
Rent / wk
$245
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
30.7%
Couples, no children
11,056
Total families
Economy & Employment
Healthcare is the economic anchor, employing 1,139 people or 26.0% of workers, well above the next sectors of education at 11.6%, construction at 10.0%, public admin at 7.7% and retail at 7.3%. That mix supports stability because hospitals, schools and government services draw from the wider Wimmera. Occupations are led by 1,332 professionals, 949 community and personal service workers and 905 managers. The labour market is relatively solid, with 3.8% unemployment and 62.1% of employed residents full-time, but SEIFA sits in lower deciles: IEO 4, IER 3, IRSD 4 and IRSAD 3, indicating below-average advantage despite a broad job base.
Unemployment
1.5%
Labour Force
8,800
Unemployed
131
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.1%
Part-time
34.1%
Participation
54.5%
Employed
6,491
Occupations
Top Industries
University
23.1%
Postgraduate
4.8%
Born Overseas
8.4%
Dwellings
6,328
Transport to Work
Daily life is car-oriented: 86.7% of commuters drive, compared with 0.3% using public transport and 6.7% walking or cycling. School access is a strength for a regional centre, with 5 local schools spanning an ICSEA range of 953 to 1043. The highest ICSEA options are St Michael and John's Primary School at 1043 with 311 students, St Brigid's College at 1007 with 227, and Horsham West and Haven Primary School at 986 with 603. Livability is tempered by safety, as 2,452 recorded offences equal 162.0 per 1,000 people, and broader advantage ranks in IRSAD decile 3.
Drive
86.7%
Public Transport
0.3%
Walk / Cycle
6.7%
Work from Home
N/A
Population Forecast
+0.45%/yr
(+76 people/yr)
EstablishedHorsham is forecast to grow slowly rather than surge. The trend outlook is 0.45% a year, or about 76 people annually, lifting the medium population path from 17,142 in 2026 to 17,520 in 2031. Compared with the 2025 historical population of 16,882, that is steady service-centre growth. Migration is mixed: overseas migration is the primary driver at +62 people a year, while internal migration is -127 a year, so local retention is the constraint. The shift trajectory is Aging, with senior share up 3.1 points and young share down 0.9. The forward gentrification score is 0, labelled Not gentrifying, because net internal outflow limits pressure.
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
Is Horsham a good suburb to live in?
Horsham suits buyers wanting a regional service centre with detached housing, 5 local schools and a $395,000 median house price. It is less suited to public-transport-dependent households because only 0.3% commute that way, and the 162.0 per 1,000 crime rate needs consideration.
What is the median house price in Horsham?
The median house price in Horsham is $395,000 for Apr-Jun 2024. That is 4.8% below the $415,000 peak in Apr-Jun 2023, but 83.7% higher than the $215,000 level recorded in 2013.
What schools are in Horsham?
Horsham has 5 local schools: St Michael and John's Primary School, St Brigid's College, Horsham West and Haven Primary School, Horsham College and Horsham Primary School. ICSEA scores range from 953 to 1043, with enrolments from 227 to 1010.
Is Horsham safe?
Safety is a watch point. Horsham recorded 2,452 offences, equal to 162.0 per 1,000 people. Property and deception offences were the largest category at 831, followed by justice procedures offences at 734 and crimes against the person at 533.
Is Horsham good for property investment?
Horsham can work for lower-entry rental investment because 30.8% of homes are rented and the median rent is $245 per week. The caution is vacancy at 8.7%, which is high enough to make tenant demand and property selection important.
How is Horsham's population changing?
Horsham is growing slowly, with a forecast trend of 0.45% a year or about 76 people annually. The medium path reaches 17,520 by 2031, supported by +62 overseas migrants a year but held back by -127 internal migrants a year.
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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