Howlong
At a median age of 49, Howlong residents are 9 years older than the national figure, the most distinctive signal in the data. That aging profile sits alongside an affordable $505,500 median house price and a household income at the 30.7th percentile nationally, lower than most comparable NSW towns. Yet the community shows resilience: 44.5% of homes are owned outright, mortgage-to-income at 23.2% stays well below stress thresholds, and 77.9% of residents have not moved in five years. With 53 development applications lodged in the past 12 months, building activity is steady for a town of just under 3,000 people.
Population
2,997
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,293/wk
DAs (12 months)iDevelopment Applications lodged in the past year
60
Median House
$506K
2024-2025 (PSI derived)
The $505,500 median house price makes Howlong one of the more accessible owner-occupier markets in the Murray region. Prices moved from $475,000 in 2024 to $550,000 in 2025, a 15.8% rise in one year, though the short data window means caution is warranted in projecting that forward. Separate houses dominate at 93.5% of the stock, so buyers face genuine choice in dwelling type rather than competing for scarce detached supply. Three-bedroom homes account for 52.8% of dwellings and four-plus bedroom homes are 30.7%, giving families real options. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 23.2%, comfortably below the 30% stress threshold compared to many metro markets.
For Buyers
The $505,500 median house price makes Howlong one of the more accessible owner-occupier markets in the Murray region. Prices moved from $475,000 in 2024 to $550,000 in 2025, a 15.8% rise in one year, though the short data window means caution is warranted in projecting that forward. Separate houses dominate at 93.5% of the stock, so buyers face genuine choice in dwelling type rather than competing for scarce detached supply. Three-bedroom homes account for 52.8% of dwellings and four-plus bedroom homes are 30.7%, giving families real options. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 23.2%, comfortably below the 30% stress threshold compared to many metro markets.
For Investors
Rental demand in Howlong is limited by the town's size and ownership culture. Only 18.8% of households rent, well below the national average, and weekly rent sits at $290. Against the $505,500 median price, that implies a gross yield near 3.0%. The vacancy rate at 6.7% is elevated, suggesting the rental pool is thin and space is available, which limits rent growth. On the positive side, 53 development applications in the past 12 months show local building confidence, and the 15.8% price rise from 2024 to 2025 indicates capital growth momentum. Investors should weigh the low renter share and higher vacancy against the affordable entry price compared to larger regional centres.
Development Activity
Total DAs
285
Last 12 Months
60
YoY ChangeiYear-over-year change in DA lodgements
-6.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Howlong iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Howlong Public School
K-6 · 151 students
Demographics
The median age of 49 is 9 years above the national figure, placing Howlong among older regional communities in NSW. The overseas-born share at 9.3% is 12.3 points below national, which reflects the Anglo-Celtic character of the town: English (1,407), Irish (408) and Scottish (347) are the top ancestries. University qualifications reach only 16.5%, which is 13.6 points below the national rate, consistent with a regional workforce oriented toward trades, manufacturing and care work. Average household size is 2.3, slightly below the national figure. The low turnover rate, with 77.9% of residents stable in place, and the 17.5% volunteering rate both point to a settled, engaged community.
Age Distribution
Bedrooms
Dwelling Structure
93.5%
Houses
5.0%
Townhouse
0.3%
Apartment
Tenure
Howlong's housing stock is almost entirely separate houses at 93.5%, with semi-detached at 5.0% and apartments at just 0.3%, proportions that exceed the national detached share by a significant margin. Tenure is skewed toward ownership: 44.5% own outright, 36.7% carry a mortgage and 18.8% rent. The high outright-ownership rate reflects the older median age of 49 and a long-settled population. Three-bedroom homes lead at 52.8%, followed by four-plus at 30.7%, making it a practical family market despite the aging demographics. The median house price of $505,500 (based on PSI-derived data) saw a 15.8% gain from $475,000 in 2024 to $550,000 in 2025. Rent-to-income at 22.4% remains below the stress threshold of 30%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$290
HH Size
2.3
Personal Income / wk
$673
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.7%
Unoccupied
86
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.2%
Community Profile
Ancestry
Household Composition
39.0%
Couples, no children
2,300
Total families
Economy & Employment
Healthcare is the dominant industry at 19.4% of workers (138 people), above the share seen in many comparable small towns, which reflects the care demands of an aging population. Manufacturing follows at 14.6% (104 workers), likely tied to agricultural processing in the Murray region, then Construction at 11.7% (83) and Education at 9.6% (68). The top occupations are Labourers (187), Managers (165) and Machinery and Drivers (160), a blue-collar and rural management mix. The full-time employment rate at 61.6% is moderate, unemployment sits at 4.2%, and the labour force participation rate of 50.3% is lower than national, partly because 1,021 residents are not in the labour force, consistent with the older age profile.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.6%
Part-time
34.2%
Participation
50.3%
Employed
1,204
Occupations
Top Industries
University
16.5%
Postgraduate
2.9%
Born Overseas
9.3%
Dwellings
1,191
Transport to Work
Car reliance in Howlong is high at 91.3% of commuters, consistent with a rural town lacking public transport options. Walking and cycling account for 3.4% of trips, low by urban standards but reasonable for the scale and layout of the town. No detailed crime data is available for Howlong in this dataset, though indirect indicators are positive: housing stress is absent at both rent-to-income 22.4% and mortgage-to-income 23.2%, and 17.5% of residents volunteer, higher than many comparable communities. No schools are recorded in this dataset within the Howlong boundary, so families would rely on schools in the broader Corowa Shire area. The need-for-assistance rate of 8.2% (230 people) is notable given the older age profile, indicating care services are likely in demand.
Drive
91.3%
Public Transport
N/A
Walk / Cycle
3.4%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Howlong compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Howlong a good suburb to live in?
Howlong suits buyers and retirees looking for affordable rural living. The median house price is $505,500, mortgage-to-income sits at 23.2% (below the 30% stress threshold), and 77.9% of residents have not moved in five years, reflecting community stability. The main trade-off is limited public transport, with 91.3% of residents driving to work.
What is the median house price in Howlong?
The median house price in Howlong is $505,500 based on PSI-derived data. Prices rose from $475,000 in 2024 to $550,000 in 2025, a 15.8% increase. Monthly mortgage repayments average $1,300, and rent averages $290 per week.
What schools are in Howlong?
No schools are recorded within the Howlong suburb boundary in this dataset. Families typically access schools in the wider Corowa Shire area. The local university qualification rate is 16.5%, which is 13.6 points below the national average, reflecting the town's trade and care workforce orientation.
Is Howlong safe?
Detailed crime statistics are not available for Howlong in this dataset. As an indirect indicator, housing stress is absent: rent-to-income at 22.4% and mortgage-to-income at 23.2% both sit below the 30% stress threshold. Low financial stress is associated with lower crime rates in comparable regional communities.
Is Howlong good for property investment?
Howlong offers an affordable entry at $505,500 median with a 15.8% price gain from 2024 to 2025. However, only 18.8% of households rent (below national average) and the vacancy rate is 6.7%, limiting rental demand. Gross yield on $290 weekly rent implies around 3.0%, modest but above many metro markets.
How is Howlong's population changing?
Howlong has a population of 2,997 with a median age of 49, which is 9 years above the national figure. The town is aging: 77.9% of residents have not moved in five years, indicating low inflow. Healthcare employment at 19.4% of workers reflects the care demands this demographic creates, and that sector may grow further.
How much development is happening in Howlong?
There were 53 development applications lodged in the 12 months to mid-2026, including dwelling houses and outbuildings like sheds and carports. For a town of 2,997 people, this represents active building activity. The 15.8% house price rise from 2024 to 2025 aligns with this construction confidence.
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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