Howard Springs
Household income at the 93rd percentile nationally tells the real story of Howard Springs: this is a high-earning, low-density community where 95.2% of dwellings are separate houses and 45.3% have four or more bedrooms. The median age of 43 sits 3 years above the national figure, and the suburb is tracking older over time as the senior share rose 4 points over the decade. Population expanded 36% since 2011 and continues growing at around 52 persons per year, placing the suburb in the high-growth classification for the NT. At $500,000 the median house price remains far below comparable income-level suburbs in southern capitals, which shapes both the homebuyer and investor appeal.
Population
3,153
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,560/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$500K
Estimated from rent (2025)
The $500,000 median house price delivers meaningful value when measured against income: mortgage repayments average $2,388 per month, and mortgage-to-income sits at 21.5%, comfortably below the 30% stress threshold. That affordability ratio has actually improved compared to 2011, when the ratio was 30.2%, making it one of the few markets nationally where housing costs have become less burdensome relative to earnings. Stock is overwhelmingly detached houses at 95.2%, with apartments below 1%, so buyers face minimal competition from the unit market. The bedroom spread favours large families: 45.3% of dwellings have four or more bedrooms and 35.0% have three, well above the national average. Outright owners at 34.7% and mortgagees at 48.7% together account for 83.4% of occupants, indicating a settled, ownership-oriented community rather than a transient rental market.
For Buyers
The $500,000 median house price delivers meaningful value when measured against income: mortgage repayments average $2,388 per month, and mortgage-to-income sits at 21.5%, comfortably below the 30% stress threshold. That affordability ratio has actually improved compared to 2011, when the ratio was 30.2%, making it one of the few markets nationally where housing costs have become less burdensome relative to earnings. Stock is overwhelmingly detached houses at 95.2%, with apartments below 1%, so buyers face minimal competition from the unit market. The bedroom spread favours large families: 45.3% of dwellings have four or more bedrooms and 35.0% have three, well above the national average. Outright owners at 34.7% and mortgagees at 48.7% together account for 83.4% of occupants, indicating a settled, ownership-oriented community rather than a transient rental market.
For Investors
The 16.6% renter share is lower than many comparable suburbs, but weekly rent of $400 against a $500,000 median implies a gross yield near 4.2%, which is above most capital-city markets. Rent has grown 25% over the period, outpacing general inflation and signalling sustained housing demand pressure in the Darwin fringe. The 7.8% vacancy rate is elevated and warrants monitoring, as it could compress effective yields if tenant demand softens. Net internal migration averages 113 persons per year and overseas migration adds 47, giving a combined inflow that underpins rental demand. Population grew from 5,832 in 2023 to 6,308 in 2025, a 8.2% two-year rise, and medium forecasts project the area reaching 6,597 by 2031. Development activity was zero applications in the past 12 months, limiting new supply competition.
Schools in Howard Springs iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Good Shepherd Lutheran College
T-12 · 1117 students
Howard Springs Primary School
T-6 · 277 students
Demographics
The median age of 43 is 3 years above the national figure and the suburb is aging, with the senior share rising 4 points and working-age share rising 7.2 points over the decade, the latter driven by household formation rather than youth influx. Overseas-born residents make up 15.4%, which is 6.2 points below the national rate, reflecting a predominantly locally-born population. Ancestry is Anglo-Celtic dominated: English leads at 1,227 residents, followed by Irish (310) and Scottish (293). University qualifications at 19.6% run 10.5 points below the national average, consistent with the construction and public administration workforce base. Average household size is 2.9, which is 0.4 above the national figure, fitting the four-plus bedroom housing stock and the above-average share of couples with children (1,041 families). The volunteering rate of 19.7% signals strong community engagement.
Age Distribution
Bedrooms
Dwelling Structure
95.2%
Houses
1.4%
Townhouse
0.3%
Apartment
Tenure
Tenure structure reflects ownership confidence: 34.7% own outright, 48.7% carry a mortgage and only 16.6% rent, with the combined owner rate of 83.4% well above national norms. The stock is almost entirely separate houses at 95.2%, with semi-detached at 1.4% and apartments at 0.3%, one of the highest detached-house concentrations in any suburb nationally. Bedroom sizes skew large: 45.3% of dwellings have four or more bedrooms and 35.0% have three, compared to the national average where two and three bedroom homes dominate. The estimated median house price of $500,000 (derived from 2025 rent data) produces a mortgage cost of $2,388 per month. Rent-to-income at 15.6% and mortgage-to-income at 21.5% both sit below stress thresholds, indicating the local housing market does not create financial pressure relative to household earnings.
Mortgage / mo
$2,388
Rent / wk
$400
HH Size
2.9
Personal Income / wk
$1,118
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.8%
Unoccupied
86
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Ancestry
Household Composition
29.3%
Couples, no children
2,490
Total families
Economy & Employment
Public administration leads local employment at 20.4% (229 workers), followed closely by construction at 17.5% (196 workers), a concentration that reflects proximity to Darwin and the NT government employer base as well as sustained residential development in the broader region. Education accounts for 9.7% and healthcare 8.3% of employment. By occupation, clerical and administrative workers lead at 277, followed by professionals at 256 and managers at 240, producing a white-collar majority despite the construction sector presence. The unemployment rate of 4.1% sits close to the national average, and the full-time employment rate of 72.3% is healthy. Personal weekly income averages $1,118 and household weekly income $2,560, placing the suburb at the 93rd income percentile nationally. The IRSD decile of 7 and IRSAD decile of 7 indicate moderate-to-low relative disadvantage, above average compared to most Australian communities.
Unemployment
1.9%
Labour Force
2,906
Unemployed
55
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
72.3%
Part-time
23.6%
Participation
61.4%
Employed
1,529
Occupations
Top Industries
University
19.6%
Postgraduate
3.9%
Born Overseas
15.4%
Dwellings
1,011
Transport to Work
Transport in Howard Springs is almost entirely car-dependent: 91.4% of residents commute by car and only 1.3% use public transport, the lowest transit share of any significant suburb and a direct consequence of the 76.84 km2 low-density footprint with limited bus routes. The density of 41 persons per km2 is among the lowest for any suburb in this dataset, far below the national average. No schools are recorded inside the Howard Springs boundary, so families rely on institutions in neighbouring suburbs and Darwin. The suburb scores decile 7 on IRSAD, which is above the national median, and decile 9 on the IER (economic resources) index, placing it in the top tier for household asset wealth. Only 4.4% of residents need daily assistance, below what the aging median age of 43 might suggest. The low vacancy among owner-occupiers (78.3% of residents stayed in place over the measured period) reflects genuine residential stability.
Drive
91.4%
Public Transport
1.3%
Walk / Cycle
2.0%
Work from Home
N/A
Population Forecast
+0.82%/yr
(+52 people/yr)
High GrowthHoward Springs is classified high-growth, having expanded 36% in population since 2011 and showing 18.7% growth over the past decade. Current population stands at approximately 6,308 and is growing at around 52 persons per year, driven primarily by internal migration averaging 113 net arrivals annually, with overseas migration adding 47. The COVID period caused a 5.8% population dip, but a full recovery followed, reaching a new peak 9.2% above the pre-COVID low. Gentrification scoring at 36 places the suburb in early-signs territory, supported by net positive internal migration and sustained population growth. Medium forecasts project 6,597 residents by 2031. Rent grew 25% over the measured period while affordability remained stable, suggesting demand is translating into price pressure without tipping into unaffordability. Real income growth of 3.8% over the period has kept pace with housing costs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+47
Net Internal / yr
+113
Gentrification Signal
Early signs
Population +36% since 2011, Net internal migration +113/yr, COVID recovered (-6% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Howard Springs compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Howard Springs a good suburb to live in?
Howard Springs offers high-income households well above the national norm, with income at the 93rd percentile and mortgage-to-income at 21.5%, comfortably below the 30% stress threshold. The suburb scores decile 7 on IRSAD and decile 9 on the IER wealth index. The trade-off is near-total car dependence at 91.4% and no recorded schools within the boundary.
What is the median house price in Howard Springs?
The estimated median house price is $500,000 (derived from 2025 rental data). Monthly mortgage repayments average $2,388, giving a mortgage-to-income ratio of 21.5%, well below the 30% stress benchmark. Weekly rent averages $400, implying a gross yield near 4.2% for investors.
What schools are in Howard Springs?
No schools are recorded inside the Howard Springs boundary in this dataset. Families travel to schools in neighbouring Darwin fringe suburbs. The local university qualification rate is 19.6%, which is 10.5 points below the national average, consistent with the construction and public administration workforce profile.
Is Howard Springs safe?
Crime statistics are not available for Howard Springs in this dataset. As an indirect indicator, the suburb scores decile 7 on the IRSAD relative advantage index, above the national median, and only 4.4% of residents (about 130 people) need daily assistance, both signals consistent with a stable, low-disadvantage community.
Is Howard Springs good for property investment?
Weekly rent of $400 against a $500,000 median implies a gross yield near 4.2%, above most capital-city markets, and rent grew 25% over the measured period. Population is growing at around 52 persons per year with net internal migration of 113 annually. The 7.8% vacancy rate is elevated and should be factored into yield projections.
How is Howard Springs's population changing?
Population reached approximately 6,308 in 2025, up from 5,832 in 2023 and representing 36% growth since 2011. Annual growth runs at about 0.82%, adding roughly 52 persons per year. Medium forecasts project 6,597 residents by 2031. Internal migration is the primary driver at 113 net arrivals per year, supplemented by 47 from overseas migration.
What types of homes are in Howard Springs?
Separate houses dominate at 95.2% of dwellings, among the highest concentrations nationally. Four-plus bedroom homes account for 45.3% of stock and three-bedroom homes 35.0%, reflecting the large-lot, family-oriented character of the suburb. Apartments make up just 0.3% of the housing mix.
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.
Explore Howard Springs on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map