Tiwi
Nearly 40% of Tiwi residents hold a university qualification, placing this Darwin suburb 9.4 percentage points above the national average, yet the median house price sits at $441,000, well below most comparable knowledge-worker suburbs on the eastern seaboard. Household income ranks at the 75.6th percentile nationally, a solid position for a suburb of 2,511 people in a 3.12 sq km footprint. The workforce leans heavily public-sector: Healthcare (29.8%), Public Administration (16.7%) and Education (13.9%) together account for 60% of local employment, a profile that reflects proximity to Royal Darwin Hospital and NT government offices. Population fell 8.9% over the past decade, driven by younger residents leaving as affordability worsened with rent growth of 100% since 2011.
Population
2,511
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,022/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$441K
Estimated from rent (2025)
The $441,000 median house price is the primary draw for buyers priced out of southern capitals, sitting well below the national median for established suburbs with comparable income levels at the 75.6th percentile. Separate houses dominate at 74.3% of dwellings and apartments account for the remaining 25.7%, so the detached market is the main option. Three-bedroom homes are the norm at 58.5% of dwellings, with 4-plus bedrooms at 21.3%. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio is 22.8%, below the 30% stress threshold. Outright owners at 26.0% are modest compared to state averages, reflecting the suburb's working-age professional base rather than retirees who have cleared debt. The vacancy rate of 7.1% is elevated, which gives buyers negotiating room.
For Buyers
The $441,000 median house price is the primary draw for buyers priced out of southern capitals, sitting well below the national median for established suburbs with comparable income levels at the 75.6th percentile. Separate houses dominate at 74.3% of dwellings and apartments account for the remaining 25.7%, so the detached market is the main option. Three-bedroom homes are the norm at 58.5% of dwellings, with 4-plus bedrooms at 21.3%. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio is 22.8%, below the 30% stress threshold. Outright owners at 26.0% are modest compared to state averages, reflecting the suburb's working-age professional base rather than retirees who have cleared debt. The vacancy rate of 7.1% is elevated, which gives buyers negotiating room.
For Investors
A 37.5% renter share creates a solid tenant pool, and weekly rent of $375 against a $441,000 median implies a gross yield above 4.4%, substantially higher than comparable inner-city markets in Melbourne or Sydney. The 7.1% vacancy rate is the main risk factor, indicating supply exceeds current demand and requiring careful tenant selection. Net overseas migration adds 5 residents per year while internal migration subtracts 4, producing near-balanced movement. The 10-year population decline of 8.9% is a headwind, as fewer households means thinner demand for rentals. Rent grew 100% since 2011 while real incomes fell 21.6%, meaning affordability pressure has intensified and future rent growth may be constrained. Development activity recorded 0 applications in the past 12 months, so new supply is not a near-term risk.
Schools in Tiwi iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Dripstone Secondary College
7-9 · 605 students
Demographics
Tiwi has a median age of 40, equal to the national figure, but the internal trajectory is shifting: the young share fell 6.0 percentage points over the decade while the working-age share grew 4.6 points, indicating a workforce consolidation rather than family formation. Overseas-born residents reach 34.6%, which is 13.0 percentage points above the national average, the highest concentration of international-born residents for a Darwin suburb of this size. English ancestry leads at 610 residents, followed by Irish (182) and Scottish (154). Non-English languages include Greek (56 speakers) and Malayalam (55), reflecting a South Asian and Mediterranean migrant layer. University qualifications at 39.5% run 9.4 points above national, consistent with the public-sector professional workforce. Average household size is 2.6, marginally above the national 2.5.
Age Distribution
Bedrooms
Dwelling Structure
74.3%
Houses
N/A
Townhouse
25.7%
Apartment
Tenure
Tenure splits into 26.0% outright owners, 36.5% mortgage holders and 37.5% renters, a mix that signals active market churn rather than long-settled ownership. Separate houses dominate at 74.3% with apartments at 25.7% and no recorded semi-detached stock. The bedroom profile centres on 3-bedroom homes (58.5%), with 4-plus at 21.3% and smaller 0-1 bedroom dwellings at only 7.2%. Mortgage repayments average $2,000 per month and rent-to-income sits at 18.5%, both below commonly cited stress thresholds compared to national benchmarks. The $441,000 median was estimated from 2025 rent data rather than recent transaction volumes, so precise capital growth tracking is not possible. Vacancy at 7.1% is above typical investment benchmarks and reflects the population decline of 8.9% over 10 years reducing household formation.
Mortgage / mo
$2,000
Rent / wk
$375
HH Size
2.6
Personal Income / wk
$948
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.1%
Unoccupied
61
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
23.1%
Couples, no children
1,602
Total families
Economy & Employment
Healthcare is the dominant industry at 29.8% of workers (253 residents), a share significantly above the national average and anchored by the suburb's adjacency to Royal Darwin Hospital, the NT's largest public hospital. Public Administration follows at 16.7% (142) and Education at 13.9% (118), producing a public-sector concentration that stabilises employment through economic cycles. Professionals are the top occupation group at 396 workers, with Clerical/Admin at 153 and Managers at 125. The full-time employment rate is 71.3% and unemployment sits at 4.9%, slightly above the national average. Household income ranks at the 75.6th percentile nationally, yet real incomes fell 21.6% over the decade after adjusting for inflation, a squeeze that explains why affordability worsened even as nominal wages rose. SEIFA IEO (education and occupation) scores at decile 7, placing Tiwi in the upper-middle tier nationally.
Unemployment
2.9%
Labour Force
1,393
Unemployed
40
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
71.3%
Part-time
23.8%
Participation
54.6%
Employed
1,068
Occupations
Top Industries
University
39.5%
Postgraduate
13.0%
Born Overseas
34.6%
Dwellings
797
Transport to Work
Car dependency is high at 81.2% of commuters driving, which is typical for Darwin suburban geography, but 10.4% walk or cycle, above the national average for cities of this size. Public transport use is only 2.0%, lower than comparable inner suburbs nationally. No schools are recorded within the Tiwi boundary in this dataset, so families depend on surrounding suburbs for schooling. The IRSAD decile of 6 places Tiwi in the upper-middle advantage tier nationally, and the IEO decile of 7 reflects the educated professional workforce. Rent stress is absent at 18.5% rent-to-income, and mortgage stress is also below threshold at 22.8%. Volunteering reaches 18.3% of residents, which is above average nationally and suggests community engagement. About 10.7% of residents (239 people) require some form of daily assistance, modestly above national norms.
Drive
81.2%
Public Transport
2.0%
Walk / Cycle
10.4%
Work from Home
N/A
Population Forecast
+0.04%/yr
(+1 people/yr)
EstablishedPopulation declined 8.9% over the past decade, from a historical peak to 2,511 by the most recent Census, placing Tiwi in the slow-contraction category compared to growing NT suburbs. The annual growth rate is 0.04% or roughly 1 person per year, effectively flat. Internal migration removes 4 residents per year on average while overseas arrivals add 5, a near-zero net position. Medium forecasts project the population reaching 2,781 by 2031, a 1.1% increase from current levels, indicating stabilisation rather than recovery. The gentrification score is 25 with early signs noted, driven by the worsening affordability trend: rent-to-income rose from 16.1% in 2011 to 33.3% in 2021. Real income growth was negative at minus 21.6%, narrowing the pool of residents who can absorb further cost increases.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+5
Net Internal / yr
-4
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tiwi compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tiwi a good suburb to live in?
Tiwi suits professionals working in healthcare, government or education, with household income at the 75.6th percentile nationally and university qualifications at 39.5%, which is 9.4 points above the national figure. The $441,000 median house price is accessible compared to southern capitals. The main trade-offs are a 7.1% vacancy rate, limited public transport at 2.0% mode share, and a population that fell 8.9% over the past decade.
What is the median house price in Tiwi?
The estimated median house price is $441,000, based on 2025 rent data. Monthly mortgage repayments average $2,000 and the mortgage-to-income ratio is 22.8%, below the 30% stress threshold. Weekly rent averages $375, implying a gross yield above 4.4% for investors. The vacancy rate is 7.1%, reflecting softer demand after a 10-year population decline of 8.9%.
What schools are in Tiwi?
No schools are recorded inside the Tiwi boundary in this dataset. Families rely on schools in adjacent Darwin suburbs. Despite this, the local population is highly educated: 39.5% hold university qualifications, which is 9.4 percentage points above the national average, reflecting the suburb's public-sector professional base rather than a school-age family orientation.
Is Tiwi safe?
Detailed crime rate data is not available for Tiwi in this dataset. As an indirect indicator, Tiwi scores decile 6 on IRSAD (relative advantage and disadvantage) and decile 7 on IEO (education and occupation), placing it in the upper-middle tier nationally. Household income sits at the 75.6th percentile and only 10.7% of the 2,511 residents require daily assistance.
Is Tiwi good for property investment?
At $375 weekly rent against a $441,000 median, the gross yield exceeds 4.4%, higher than most comparable suburbs in Sydney or Melbourne. However, the 7.1% vacancy rate is elevated and the 10-year population decline of 8.9% means demand growth is weak. Rent grew 100% since 2011 while real incomes fell 21.6%, so further large rent increases face an affordability ceiling. Zero development applications in the past 12 months means no new supply risk near-term.
How is Tiwi's population changing?
Population fell 8.9% over the past decade and current annual growth is 0.04%, essentially flat at around 1 additional person per year. Internal migration removes 4 residents annually while overseas arrivals add 5, producing near-zero net movement. Medium forecasts project 2,781 residents by 2031, up from 2,511 today, suggesting gradual stabilisation rather than recovery. The young resident share fell 6.0 percentage points over the decade as affordability worsened.
What languages are spoken in Tiwi?
About 34.6% of residents were born overseas, which is 13.0 percentage points above the national average and the highest overseas-born share among Darwin suburbs of this size. Greek (56 speakers) and Malayalam (55) are the most common non-English languages, alongside Mandarin (16) and Portuguese (12). English ancestry leads with 610 residents, followed by Irish (182) and Scottish (154).
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.
Explore Tiwi on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map