Tighes Hill
At just 0.8 km2 with 1,801 residents, Tighes Hill packs a density of 2,248 people per km2 into one of the smaller suburban footprints in the Hunter region. What stands out is the educational profile: 49.1% of residents hold university qualifications, which is 19 percentage points above the national figure. Household incomes rank at the 78.9th percentile nationally, yet the median house price of $992,500 has held below the million-dollar mark. The suburb is in an early gentrification stage, with population up 19.6% over 10 years and rent growth of 57.3% over the same period signalling rising demand ahead of broader recognition.
Population
1,801
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,084/wk
DAs (12 months)iDevelopment Applications lodged in the past year
37
Median House
$992K
2024-2025 (PSI derived)
The median house price sits at $992,500 based on the 2024-2025 period, with the 2025 reading at $987,500, down 2.3% from the 2024 peak of $1,010,500. That modest pullback keeps the suburb just under the seven-figure threshold, which is notable given household incomes in the 78.9th percentile nationally. Monthly mortgage repayments average $1,810, producing a mortgage-to-income ratio of 20.1%, comfortably below the 30% stress threshold. The stock is dominated by separate houses at 86.4%, with 51.6% of dwellings having 3 bedrooms and only 6.0% being apartments. Buyers are entering a market where 39.2% of residents carry a mortgage, outright owners represent 26.0%, and the detached-house orientation limits the kind of apartment oversupply that affects denser suburbs.
For Buyers
The median house price sits at $992,500 based on the 2024-2025 period, with the 2025 reading at $987,500, down 2.3% from the 2024 peak of $1,010,500. That modest pullback keeps the suburb just under the seven-figure threshold, which is notable given household incomes in the 78.9th percentile nationally. Monthly mortgage repayments average $1,810, producing a mortgage-to-income ratio of 20.1%, comfortably below the 30% stress threshold. The stock is dominated by separate houses at 86.4%, with 51.6% of dwellings having 3 bedrooms and only 6.0% being apartments. Buyers are entering a market where 39.2% of residents carry a mortgage, outright owners represent 26.0%, and the detached-house orientation limits the kind of apartment oversupply that affects denser suburbs.
For Investors
Tighes Hill's rental market shows a 34.8% renter share and weekly rents of $400, which against the $992,500 median implies a gross yield of around 2.1%, modest but higher than comparable inner-city markets. The vacancy rate is 6.3%, elevated enough to warrant attention but partly reflecting the small stock in a 0.8 km2 suburb. Development activity reached 35 applications in the past 12 months, including dual-occupancy and subdivision works, signalling active land use intensification. Net internal migration runs at 96 residents per year and overseas migration adds 126, combining for balanced inflow that underpins tenant demand. Rent growth of 57.3% over the decade outpaced many comparable suburbs, and with the gentrification score at 37 and the stage classified as early signs, there is a credible case for continued rental appreciation above state averages.
Development Activity
Total DAs
178
Last 12 Months
37
YoY ChangeiYear-over-year change in DA lodgements
+19.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tighes Hill iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tighes Hill Public School
K-6 · 358 students
Demographics
The median age of 36 is 4 years below the national figure, skewing Tighes Hill toward working-age and younger professional households. University qualifications reach 49.1%, which is 19 percentage points above national, among the highest rates outside inner-Sydney and inner-Melbourne. Overseas-born residents account for 14.5%, which is 7.1 percentage points below the national average, consistent with the Anglo-Celtic ancestry profile where English (833), Irish (267) and Scottish (237) are the dominant ancestries. Couples with children make up the largest household type at 505 families, while couples without children number 395, giving a family-oriented character. The participation rate is 66.6% with full-time employment at 56.8% of the employed base. Volunteering at 17.9% is above what you would expect in a mid-income suburb, suggesting active community engagement.
Age Distribution
Bedrooms
Dwelling Structure
86.4%
Houses
7.6%
Townhouse
6.0%
Apartment
Tenure
The ownership split tells a market in transition: 39.2% carry a mortgage, 26.0% own outright and 34.8% rent. The high mortgage share relative to outright owners reflects a younger buyer cohort entering a market where the median house price was $1,010,500 in 2024 before easing 2.3% to $987,500 in 2025. The stock is 86.4% separate houses with only 6.0% apartments and 7.6% semi-detached, so buyers are almost always competing for detached homes. Three-bedroom dwellings dominate at 51.6%, with 4-plus bedrooms at 15.4% and 2-bedroom at 27.0%. Rent-to-income at 19.2% keeps tenants well below the 30% stress mark. Monthly mortgage costs of $1,810 produce a mortgage-to-income ratio of 20.1%, lower than most comparable NSW coastal and near-metro markets.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,810
Rent / wk
$400
HH Size
2.4
Personal Income / wk
$914
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.3%
Unoccupied
46
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.1%
Community Profile
Ancestry
Household Composition
31.2%
Couples, no children
1,264
Total families
Economy & Employment
Healthcare leads employment at 22.6% (179 workers), followed by Education at 15.3% (121) and Professional/Technical services at 12.4% (98), together accounting for more than half the working population. This public-sector and knowledge-sector concentration supports the 49.1% university qualification rate and anchors incomes in the 78.9th percentile nationally. By occupation, Professionals are the largest group at 371, with Community and Personal Service workers at 152 and Managers at 112. The unemployment rate is 5.3%, slightly above the national average, and the full-time employment rate of 56.8% is moderate, suggesting part-time and flexible arrangements are common in the healthcare and education workforce. Real income growth of 31.0% over the decade has materially improved household purchasing power compared to the 2011 baseline.
Unemployment
3.8%
Labour Force
6,871
Unemployed
262
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.8%
Part-time
37.9%
Participation
66.6%
Employed
948
Occupations
Top Industries
University
49.1%
Postgraduate
12.1%
Born Overseas
14.5%
Dwellings
684
Transport to Work
Car dependency is high at 81.4% of commuters, consistent with a suburb where density is 2,248 per km2 but public transport use sits at just 1.8%. Walking and cycling account for 11.4% of trips, above the national average, and reflects the compact 0.8 km2 footprint where destinations are reachable on foot. Crime statistics are not available for Tighes Hill in this dataset. As an indirect indicator, household incomes rank at the 78.9th percentile nationally and mortgage-to-income at 20.1% is well below stress levels, both consistent with a low-disadvantage profile. SEIFA index scores are not available at this suburb level. Approximately 4.4% of residents (77 people) require daily assistance, and the vacancy rate of 6.3% suggests some spare housing capacity relative to demand, which keeps competition manageable for incoming residents.
Drive
81.4%
Public Transport
1.8%
Walk / Cycle
11.4%
Work from Home
N/A
Population Forecast
+1.63%/yr
(+169 people/yr)
EstablishedPopulation growth runs at 1.63% per year, adding approximately 169 residents annually, and the 10-year change of 19.6% significantly outpaces many established NSW suburbs. Medium forecasts project the broader statistical area reaching 11,145 by 2031, sustained by net internal migration of 96 and overseas migration of 126 per year. Gentrification signals are accumulating: population up 29% since 2011, net internal inflows positive, and the gentrification stage classified as early signs with a score of 37. Rent growth of 57.3% over the period far exceeds the rate of income growth, indicating demand pressure that has not yet translated into equivalent price gains. Affordability has remained broadly stable, moving from 46.3% in 2011 to 45.2% in 2021, which is lower than many higher-priced NSW markets and helps explain the sustained buyer interest.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+126
Net Internal / yr
+96
Gentrification Signal
Early signs
Population +29% since 2011, Net internal migration +96/yr, Accelerating: 4% → 24%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tighes Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tighes Hill a good suburb to live in?
Tighes Hill offers high educational attainment, with 49.1% of residents holding university qualifications, 19 percentage points above the national figure, and household incomes at the 78.9th percentile nationally. The compact 0.8 km2 area has a walkable scale and family-oriented character, with 505 couples-with-children households. The main trade-off is limited public transport at 1.8% usage and a 6.3% vacancy rate.
What is the median house price in Tighes Hill?
The median house price is $992,500 for the 2024-2025 period, with the 2025 reading at $987,500, down 2.3% from $1,010,500 in 2024. Weekly rent averages $400 and monthly mortgage repayments run about $1,810, giving a mortgage-to-income ratio of 20.1%, which is below the stress threshold.
What schools are in Tighes Hill?
No schools are recorded inside the Tighes Hill boundary in this dataset, so families rely on schools in neighbouring suburbs. The suburb's population is highly educated, with 49.1% holding university qualifications, which is 19 percentage points above the national average, reflecting the professional household profile.
Is Tighes Hill safe?
Detailed crime statistics are not available for Tighes Hill. As indirect indicators, household incomes rank at the 78.9th percentile nationally, the mortgage-to-income ratio of 20.1% is well below stress levels, and only 4.4% of residents (77 people) require daily assistance, all consistent with a relatively low-disadvantage area.
Is Tighes Hill good for property investment?
Weekly rent of $400 against a $992,500 median implies a gross yield near 2.1%, and rent growth of 57.3% over the decade points to sustained demand. Net migration adds 222 residents per year (96 internal plus 126 overseas) and 35 development applications in 12 months show active market activity. The 6.3% vacancy rate is a risk to monitor.
How is Tighes Hill's population changing?
Population grows at 1.63% per year, adding about 169 residents annually, and the 10-year change of 19.6% is well above most established NSW suburbs. Net internal migration runs at 96 per year and overseas migration at 126, with medium forecasts projecting continued growth to 2031. The gentrification stage is classified as early signs.
How much development is happening in Tighes Hill?
There were 35 development applications lodged in the past 12 months, including dual-occupancy, subdivision and demolition-rebuild works. This level of activity in a 0.8 km2 suburb signals genuine land use intensification, consistent with the gentrification signals and 19.6% population growth over the past decade.
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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