Hughes
Household income in the 96.1st percentile nationally and a SEIFA IRSAD score of decile 10 mark Hughes as one of Canberra's most advantaged inner suburbs. The 3,210 residents are clustered into just 1.79 km2, producing a density of 1,794 per km2 in a precinct that is 73.6% separate houses. University qualifications reach 63.6%, which is 33.5 percentage points above the national average. The workforce is dominated by public administration at 36.4% because the suburb sits close to the parliamentary triangle, and this government employment base keeps the area insulated from private-sector cycles.
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
5
Median House
$637K
Estimated from rent (2025)
The estimated median house price of $637,000 sits below comparable ACT inner suburbs that command $1M-plus, offering a relatively accessible entry into a decile 10 advantage area. Monthly repayments average $2,700, a mortgage-to-income ratio of 22.3%, well below the 30% stress threshold. Stock is predominantly large: 45.0% of dwellings have four or more bedrooms and 36.3% have three. Outright owners at 37.8% slightly outnumber mortgage holders at 37.3%, a sign of long-term residents with paid-down debt. Separate houses make up 73.6%, higher than the ACT average.
For Buyers
The estimated median house price of $637,000 sits below comparable ACT inner suburbs that command $1M-plus, offering a relatively accessible entry into a decile 10 advantage area. Monthly repayments average $2,700, a mortgage-to-income ratio of 22.3%, well below the 30% stress threshold. Stock is predominantly large: 45.0% of dwellings have four or more bedrooms and 36.3% have three. Outright owners at 37.8% slightly outnumber mortgage holders at 37.3%, a sign of long-term residents with paid-down debt. Separate houses make up 73.6%, higher than the ACT average.
For Investors
A 24.9% renter share combined with $400 weekly rent implies a gross yield near 3.3% against the $637,000 median, modest but in line with inner-Canberra norms. The vacancy rate of 7.5% is elevated compared to typical residential markets and warrants attention before committing. Net overseas migration of 43 residents per year provides a positive demand floor, partly offset by an internal outflow of 14 annually. Only 6 development applications were lodged in the past 12 months, indicating a supply-constrained market where new dwelling competition is minimal. Population is forecast to reach 3,246 by 2031, a slow but steady expansion that should support rental demand without flooding the market.
Development Activity
Total DAs
38
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
-54.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Hughes iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Hughes Primary School
K-6 · 457 students
Demographics
The median age of 43 is 3.0 years above the national figure, and 74.2% of residents were at the same address five years earlier, reflecting high stability. University qualifications at 63.6% are 33.5 percentage points above national, among the highest rates in Australia. Overseas-born residents account for 26.4%, which is 4.8 points above the national average; ancestry is led by English (1,148), Irish (489) and Scottish (396). Couples with children (1,197) outnumber couples without children (574), confirming a family-oriented profile. Volunteering at 25.8% is notably high.
Age Distribution
Bedrooms
Dwelling Structure
73.6%
Houses
13.2%
Townhouse
13.2%
Apartment
Tenure
Tenure splits nearly equally: outright owners 37.8%, mortgage holders 37.3%, renters 24.9%, the last well below the national average. Four-plus bedroom dwellings dominate at 45.0% because the stock is predominantly detached homes from Canberra's mid-century expansion. Separate houses make up 73.6%, while apartments and semi-detached dwellings each account for 13.2%. Rent of $400 per week and a rent-to-income ratio of 14.3% are low compared to national stress benchmarks. Mortgage-to-income at 22.3% is manageable for a household income base in the 96.1st national percentile.
Mortgage / mo
$2,700
Rent / wk
$400
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
23.2%
Couples, no children
2,469
Total families
Economy & Employment
Public administration employs 36.4% of local workers (453 people), reflecting proximity to the parliamentary precinct. Healthcare follows at 17.2% (214 workers) and Professional and Technical services at 12.7% (158 workers). By occupation, Professionals (576) and Managers (353) dominate. The unemployment rate is 4.0% and the full-time employment rate is 67.1%. SEIFA scores rank at the national peak: IRSD, IRSAD and IEO all at decile 10, IER at decile 9, consistent with a workforce concentrated in well-paid government and professional roles above the average.
Unemployment
2.3%
Labour Force
1,621
Unemployed
38
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.1%
Part-time
28.9%
Participation
58.7%
Employed
1,475
Occupations
Top Industries
University
63.6%
Postgraduate
25.4%
Born Overseas
26.4%
Dwellings
1,129
Transport to Work
Active transport use is high: 12.1% of residents walk or cycle to work, well above the national average for low-density suburbs. Car dependency at 76.3% is below what the suburb type would typically produce. SEIFA places Hughes at decile 10 on IRSAD nationally, meaning very few suburbs in Australia have lower relative disadvantage. Rent-to-income at 14.3% is low, keeping renters financially comfortable. The need-assistance rate of 8.8% (273 people) reflects the older median age of 43. No schools are recorded inside the 1.79 km2 boundary, so families depend on neighbouring suburbs.
Drive
76.3%
Public Transport
3.3%
Walk / Cycle
12.1%
Work from Home
N/A
Population Forecast
+0.32%/yr
(+10 people/yr)
EstablishedAnnual population growth is 0.32%, lower than most ACT greenfield corridors, classifying Hughes as a slow-growth established suburb. The 10-year population change was 8.9% and medium forecasts project 3,246 residents by 2031, up from 3,210. Overseas migration at 43 net arrivals per year is the primary driver, offset by internal outflow of 14. Rent growth of 29.0% outpaced real income growth of 4.8% over the period, indicating affordability compression above what incomes alone can absorb. Gentrification signals are at an early stage, with a score of 22, consistent with a suburb already in the national decile 10 advantage tier.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+43
Net Internal / yr
-14
Gentrification Signal
Not gentrifying
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 ranks decile 10 on IRSAD, IEO and IRSD, the top advantage tier nationally, with household income in the 96.1st percentile. University qualifications reach 63.6%, which is 33.5 percentage points above the national average. The main consideration is a 7.5% vacancy rate and limited school infrastructure within the 1.79 km2 boundary.
What is the median house price in Hughes?
The estimated median house price is $637,000 (derived from 2025 rental data). Weekly rent averages $400 and monthly mortgage repayments run about $2,700, giving a mortgage-to-income ratio of 22.3%, which is below the 30% stress threshold.
What schools are in Hughes?
No schools are recorded inside the Hughes boundary in this dataset. The suburb covers only 1.79 km2, so families typically rely on schools in adjoining Canberra suburbs. The local population is highly educated, with university qualifications at 63.6%, which is 33.5 points above the national figure.
Is Hughes safe?
Detailed crime statistics are not available for Hughes in this dataset. As an indirect indicator, Hughes scores decile 10 on the IRSD index of relative disadvantage, the highest national tier, and household income sits in the 96.1st percentile, both consistent with a low-disadvantage, low-crime profile.
Is Hughes good for property investment?
Weekly rent of $400 against a $637,000 median implies a gross yield near 3.3%, modest for Canberra. The vacancy rate of 7.5% is elevated and should be monitored. Net overseas migration of 43 arrivals per year supports demand, and just 6 development applications in 12 months indicate minimal new supply competition.
How is Hughes's population changing?
Population is growing at 0.32% per year, adding about 10 people annually. The 10-year change was 8.9%, and medium forecasts project 3,246 residents by 2031. Overseas migration at 43 net arrivals per year is the primary driver, partly offset by a net internal outflow of 14 per 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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