Swan Hill
Swan Hill stands out as an affordable regional service centre with 11,186 residents, a median age of 38 and a housing profile led by 83.1% separate houses. Compared with nearby Lake Boga and Nyah, its larger population and school, health and employment base make it the practical hub for the district. The trade-off is a crime rate of 118.1 incidents per 1,000 residents, so street selection matters. Growth is restrained at 0.13% annually because the area is established rather than a rapid expansion corridor.
Population
11,186
Median Age
38.0
Household IncomeiMedian weekly household income (ABS Census)
$1,390/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$470K
October to December 2025
That pullback can improve negotiating room, while the long-run median remains 108.9% above the 2013 trough. Buyers mostly encounter detached stock: 83.1% separate houses, with 50.7% having 3 bedrooms and 27.5% having 4 or more. A $1,300 monthly mortgage compares with $235 weekly rent, and mortgage costs equal 21.6% of household income without a mortgage stress flag. Compared with the recent peak, the lower entry point helps buyers, but car dependence and property condition still matter.
For Buyers
That pullback can improve negotiating room, while the long-run median remains 108.9% above the 2013 trough. Buyers mostly encounter detached stock: 83.1% separate houses, with 50.7% having 3 bedrooms and 27.5% having 4 or more. A $1,300 monthly mortgage compares with $235 weekly rent, and mortgage costs equal 21.6% of household income without a mortgage stress flag. Compared with the recent peak, the lower entry point helps buyers, but car dependence and property condition still matter.
For Investors
Investors get a low entry price and a rental market that is not especially tight. Weekly rent is $235, 32.3% of households rent, and vacancy is 8.8%, so tenant demand may be less urgent than in lower-vacancy markets. Rent growth is 34.3%, while rent stress is not flagged and rent equals 16.9% of household income. The latest 12-month development count is 8, limiting evidence of a major supply wave, but it also means property selection matters because new competition is modest. Annual growth is only 0.13%, so the case relies more on affordability and overseas migration than rapid capital appreciation. Compared with a high-growth market, Swan Hill suits a patient, cash-flow-aware strategy.
Development Activity
Total DAs
34
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
-33.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Swan Hill
Open-register school locations for education access. This is not a school-quality ranking.
St Mary's School
Swan Hill Christian School
Swan Hill North Primary School
Swan Hill Primary School
St Mary MacKillop College
Demographics
With a median age of 38, Swan Hill is 2 years younger than the national comparison, yet its age profile is edging older: the senior share has risen 2.7 percentage points while the young share fell 0.8 points. University attainment is 21.4%, 8.7 points below the national figure, and overseas-born residents make up 14.1%, 7.5 points below nationally. English ancestry is recorded by 4,176 people, followed by Irish at 1,332 and Scottish at 1,094; Christianity counts 5,216 and no religion 4,358. Compared with nearby Lake Boga and Nyah, Swan Hill has the scale to support more varied services, while 82.2% of residents staying at the same address reinforces stability.
Age Distribution
Bedrooms
Dwelling Structure
83.1%
Houses
8.5%
Townhouse
7.8%
Apartment
Tenure
The housing market is detached and ownership-oriented, although renting remains significant. Separate houses account for 83.1% of dwellings versus 7.8% apartments and 8.5% semi-detached homes, so buyers generally shop for conventional family stock rather than units. Ownership outright is 35.6%, above the 30.5% with a mortgage, while 32.3% rent. The bedroom mix reinforces that pattern: 50.7% are three-bedroom homes and 27.5% have four or more, compared with 16.8% two-bedroom and 5.0% zero or one-bedroom dwellings. Compared with the peak, that lower entry point helps buyers, but the 8.8% vacancy rate may temper rental competition.
Mortgage / mo
$1,300
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $235.
$430
Bond data year ending Sep 2025 · houses $475 · units $355
HH Size
2.3
Personal Income / wk
$754
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.8%
Unoccupied
417
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.8%
Couples with children
43.1%
Couples, no children
17.2%
Single parent
2,904
Total families
Economy & Employment
Healthcare is the largest listed industry at 22.0%, followed by education at 13.6%, construction at 9.8%, agriculture at 7.1% and manufacturing at 6.7%. This service and production mix supports local jobs because health and education provide recurring demand while trades, farming and manufacturing broaden employment. Unemployment is 3.0% and participation 59.7%, but household income is at the 39.6th percentile, below the national midpoint. Professionals number 899, labourers 782, managers 718 and trades 715. All four SEIFA measures sit at decile 3, below the middle, despite low unemployment, indicating socioeconomic disadvantage. Compared with higher-income regional hubs, spending power may be constrained.
Unemployment
3.0%
Labour Force
5,397
Unemployed
161
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.1%
Part-time
33.5%
Participation
59.7%
Employed
5,236
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
21.4%
Postgraduate
3.6%
Born Overseas
14.1%
Dwellings
4,341
Transport to Work
Daily life is car-oriented: 78.8% drive to work versus 0.2% using public transport, while 6.6% walk or cycle and 7.1% work from home. Access to shops, jobs and schools is therefore easier by car than transit, so vehicle costs matter. Seven local schools span government, Catholic and independent sectors, with primary, secondary and specialist options; check enrolment zones for the exact address. Safety is the main caution: 1,321 offences equal 118.1 per 1,000 residents, led by 472 property and deception offences, 349 crimes against the person and 322 justice procedures offences. IRSAD is decile 3, below the national middle. Compared with more transit-connected suburbs, Swan Hill suits residents comfortable with driving.
Drive
78.8%
Public Transport
0.2%
Walk / Cycle
6.6%
Work from Home
7.1%
Population Forecast
+0.13%/yr
(+14 people/yr)
EstablishedGrowth is slow and established rather than expansion-led. The annual trend is 0.13%, and population change across the wider area is 7.3% over 10 years, so demand is more likely to build gradually than surge. Overseas migration is the primary driver, while the broader trajectory is Mixed because affordability is improving from 34.4 in 2011 to 31.2 in 2021 and the senior share has increased 2.7 points. Rental growth of 34.3% adds pressure for tenants, but it does not by itself signal a construction boom. Swan Hill is classed as Not gentrifying with a score of 0, while broader shift signals register 40 and Early signs. Compared with faster-growing corridors, the outlook favours incremental change and careful asset selection.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+59
Net Internal / yr
-200
Gentrification Signal
Not gentrifying
Net internal outflow -200/yr
Safety & Crime
Total Offences
1,321
Year ending June 2024
Rate per 1,000 People
118.1
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 Swan Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Swan Hill a good suburb to live in?
Swan Hill can suit buyers seeking a regional lifestyle, detached housing and practical services. It has 11,186 residents, 83.1% separate houses and 7 local schools. The main compromises are car dependence, with 78.8% driving to work, and a crime rate of 118.1 per 1,000 residents.
What schools are in Swan Hill?
Swan Hill has 7 schools across government, Catholic and independent sectors. The mix includes primary, secondary and specialist education, including government and Catholic secondary options. Families should check the exact enrolment zone because school access can change across nearby streets.
Is Swan Hill safe?
Safety is a key consideration rather than a clear strength. The recorded crime rate is 118.1 offences per 1,000 residents, with 1,321 total offences; property and deception offences account for 472 and crimes against the person for 349. Review the exact street, lighting, parking and security before buying or renting.
How is Swan Hill's population changing?
Swan Hill has 11,186 residents today. The wider area's population change is 7.3% over 10 years, while the annual growth trend is 0.13%, indicating gradual rather than rapid change. Overseas migration is the primary driver, and the trajectory is Mixed. The senior share has risen 2.7 points while the young share has fallen 0.8 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), Valuer-General Victoria (house prices), 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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