Hughes
Household income sits at the 96.1st percentile, making Hughes an established, high-income suburb rather than a typical entry-level market. Its 3,210 residents have a median age of 43, which is 3 years above the national figure, while 63.6% hold university qualifications, 33.5 percentage points above national levels. Detached homes account for 73.6% of dwellings, reinforcing the suburb's family-oriented form. For buyers comparing Hughes with nearby Curtin or Garran, its established housing setting and strong socioeconomic position are central advantages, although forecast growth is measured at 0.58% annually.
Population
3,210
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$2,797/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Buyers need to approach Hughes without a suburb median house price, so dwelling type and carrying costs become important guides. The suburb is detached-dominant, with 73.6% separate houses and 45.0% of homes containing 4 or more bedrooms, a share higher than the 36.3% with 3 bedrooms. That larger-home pattern suits families and long-term owners because space is more common than compact formats. Average mortgage payments are $2,700 monthly, while rent is $400 weekly. Mortgage costs equal 22.3% of household income, higher than the 14.3% rent-to-income ratio, while outright ownership at 36.7% is slightly above mortgage ownership at 36.2%.
For Buyers
Buyers need to approach Hughes without a suburb median house price, so dwelling type and carrying costs become important guides. The suburb is detached-dominant, with 73.6% separate houses and 45.0% of homes containing 4 or more bedrooms, a share higher than the 36.3% with 3 bedrooms. That larger-home pattern suits families and long-term owners because space is more common than compact formats. Average mortgage payments are $2,700 monthly, while rent is $400 weekly. Mortgage costs equal 22.3% of household income, higher than the 14.3% rent-to-income ratio, while outright ownership at 36.7% is slightly above mortgage ownership at 36.2%.
For Investors
Hughes has a relatively contained rental market, with 24.2% of households renting and a weekly rent reference of $400. Vacancy is 7.5%, giving tenants more choice than in a tightly constrained market, although the figure should be assessed alongside property condition and dwelling type. Rent growth of 22.4% is higher than the 7.3% population change across 10 years, which may support investor demand if leasing conditions remain firm. Five development applications were recorded over 12 months, including one proposal for 3 multi-unit dwellings. Overseas migration is the primary forecast growth driver, but annual growth is only 0.58%, so investors should prioritise quality and scarcity over rapid expansion.
Development Activity
Total DAs
41
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
-45.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hughes
Open-register school locations for education access. This is not a school-quality ranking.
Hughes Primary School
Demographics
Hughes is older and substantially more university-educated than Australia overall: the median age is 43, or 3 years above national levels, and university attainment reaches 63.6%, 33.5 percentage points higher than the national comparison. Overseas-born residents account for 26.4%, also 4.8 points above national levels, while average household size is 2.6, or 0.1 above the national figure. English ancestry is recorded for 1,148 residents, followed by Irish at 489 and Scottish at 396. No religion is reported by 1,438 people compared with 1,315 identifying with Christianity. Household composition is family-oriented, with couples with children at 50.7% versus 34.8% couples without children. Resident stability is also high, as 74.2% stayed at the same address while turnover was 25.8%.
Age Distribution
Bedrooms
Dwelling Structure
73.6%
Houses
13.2%
Townhouse
13.2%
Apartment
Tenure
Hughes has no suburb median house price available, but its tenure and dwelling mix point to an established owner-occupier market. Separate houses account for 73.6%, compared with 13.2% apartments and 13.2% semi-detached homes. Four or more bedrooms make up 45.0% of dwellings, higher than the 36.3% share for 3-bedroom homes, which helps explain the suburb's appeal to households seeking more space. Outright ownership is 36.7%, slightly higher than the 36.2% with a mortgage, while renting accounts for 24.2%. Housing costs appear manageable on average: mortgage payments represent 22.3% of household income and rent 14.3%, with neither stress flag active. Vacancy is 7.5%, above the level expected in a highly constrained market.
Mortgage / mo
$2,700
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
HH Size
2.6
Personal Income / wk
$1,298
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.5%
Unoccupied
92
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
14.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
50.7%
Couples with children
34.8%
Couples, no children
13.0%
Single parent
822
Total families
Economy & Employment
Public administration dominates Hughes employment at 36.4%, or 453 workers, followed by healthcare at 17.2% and 214 workers, professional and technical services at 12.7% and 158, education at 9.6% and 119, and construction at 3.8% and 47. This mix helps explain the suburb's professional workforce, with 576 professionals and 353 managers, compared with 175 clerical and administrative workers. Unemployment is 3.9%, participation is 61.5%, and 64.0% of employed residents work full time. Weekly household income is $2,797, placing Hughes above most suburbs at the 96.1st percentile. SEIFA results reinforce that advantage: education and occupation rank in decile 10, economic resources in decile 9, and IRSAD in decile 10. The single lower decile still indicates very high advantage rather than disadvantage.
Unemployment
3.9%
Labour Force
1,609
Unemployed
62
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.0%
Part-time
31.4%
Participation
61.5%
Employed
1,547
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
63.6%
Postgraduate
25.4%
Born Overseas
26.4%
Dwellings
1,129
Transport to Work
Hughes provides access to 1 named local school, Hughes Primary School, a government primary campus. Families should check enrolment zones against the exact address because boundaries can differ between nearby streets and suburbs. Daily travel is strongly car-oriented: 64.7% drive as a car passenger or driver, compared with 2.8% using public transport and 10.2% walking or cycling. Working from home accounts for 15.2%, which supports a suburban routine but does not replace transport access for all households. The 73.6% separate-house share helps explain the quieter, lower-density feel. Socioeconomic conditions are above national norms, with IRSAD and IRSD both in decile 10, IEO in decile 10 and IER in decile 9. Safety decisions should still include an exact-address check of recent incidents, lighting and traffic conditions.
Drive
64.7%
Public Transport
2.8%
Walk / Cycle
10.2%
Work from Home
15.2%
Population Forecast
+0.58%/yr
(+47 people/yr)
EstablishedHughes is classified as an established area, with forecast annual growth of 0.58% and Overseas migration identified as the primary driver. Population change across the wider area is 7.3% over 10 years, higher than the annual trend when viewed as a cumulative measure. The demographic trajectory is labelled Declining young, with the young share down 2.3 percentage points and the senior share up 2.0 points, suggesting gradual ageing rather than a youth-led expansion. Gentrification is at the Early signs stage with a score of 23, lower than the separate shift score of 45 labelled Active. The suburb also recovered from a COVID dip of 3.6%, followed by a 5.4% recovery, indicating resilience despite its mature growth pattern.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+207
Net Internal / yr
-113
Gentrification Signal
Early signs
Population +10% since 2011, Net internal outflow -113/yr, Strong overseas inflow +207/yr, COVID recovered (-4% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Hughes compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Hughes a good suburb to live in?
Hughes suits households seeking an established, detached-house setting with strong incomes and education levels. It has 73.6% separate houses, a median age of 43 and 1 named government primary school. Car access is important because 64.7% drive, compared with 2.8% using public transport.
What is the median house price in Hughes?
A reliable median house price is not available for Hughes, so buyers should compare current comparable sales rather than rely on a neighbouring suburb's figure. Key affordability markers are a $2,700 monthly mortgage reference, $400 weekly rent and a 22.3% mortgage-to-income ratio.
What schools are in Hughes?
Hughes Primary School is the named local option, providing 1 government primary school. Families should confirm the current enrolment zone for the exact address because school boundaries can differ across nearby suburbs and may affect access.
Is Hughes safe?
A suburb-level crime rate should not be assumed without checking current incidents for the exact street. Hughes has 3,210 residents, but population size alone does not determine safety. Review recent reports and inspect lighting, traffic, parking and pedestrian conditions at different times.
Is Hughes good for property investment?
Hughes may suit investors seeking established housing, with 24.2% of households renting, $400 weekly rent and 7.5% vacancy. Rent growth is 22.4%, higher than the 7.3% population change over 10 years, while 5 development applications in 12 months indicate some ongoing renewal.
How is Hughes's population changing?
Growth is steady rather than rapid, with a forecast annual trend of 0.58% and 7.3% population change across the wider area over 10 years. Overseas migration is the primary driver, while the trajectory is Declining young: the young share fell 2.3 points and the senior share rose 2.0 points.
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 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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