White Hills
Detached houses account for 90.8% of homes in White Hills, making the suburb more family-oriented than its population of 3,620 alone suggests. The median age is 37, which is 3 years below the national figure, while university attainment is 26.4%, or 3.7 percentage points below the national comparison. Compared with central Bendigo, White Hills presents a more detached and car-oriented suburban profile, as 76.4% of residents drive to work. Its appeal comes from established housing, moderate household costs and growth of 2.91% annually, driven by internal migration.
Population
3,620
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,395/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$598K
October to December 2025
The typical mortgage cost is $1,300 per month and mortgage payments equal 21.5% of household income, so borrowing pressure is not flagged as severe. Weekly rent is $300, giving buyers a useful fallback while saving. Housing stock is practical rather than highly specialised: 3-bedroom homes make up 54.3% and 4-bedroom or larger homes account for 29.2%.
For Buyers
The typical mortgage cost is $1,300 per month and mortgage payments equal 21.5% of household income, so borrowing pressure is not flagged as severe. Weekly rent is $300, giving buyers a useful fallback while saving. Housing stock is practical rather than highly specialised: 3-bedroom homes make up 54.3% and 4-bedroom or larger homes account for 29.2%.
For Investors
White Hills has a substantial rental base, with 33.6% of households renting compared with 32.2% owning outright and 33.1% paying a mortgage. Weekly rent is $300 and the vacancy rate is 6.5%, so tenant demand should be assessed alongside the relatively broad availability of listings. Rental growth of 32.5% is higher than real income growth of 16.1%, supporting revenue performance but also increasing affordability pressure for tenants. The annual growth trend is 2.91% and is driven by Internal migration, which can support future rental demand. Twelve development applications were recorded over 12 months, including subdivisions, but that level signals activity rather than a guaranteed pipeline of new dwellings.
Development Activity
Total DAs
17
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
+1100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in White Hills
Open-register school locations for education access. This is not a school-quality ranking.
Holy Rosary School
White Hills Primary School
Demographics
White Hills has a median age of 37, or 3 years below the national comparison, and an average household size of 2.4, which is 0.1 below the national figure. The overseas-born share is 11.5%, 10.1 percentage points below the national comparison, while university attainment is 26.4%, 3.7 points below national levels. English ancestry is reported by 1,548 residents, followed by Irish at 521 and Scottish at 424, giving the suburb a strongly Anglo-Australian profile. No religion is recorded for 1,719 people and Christianity for 1,528. Residential stability is notable because 77.3% stayed at the same address over the reference period, supporting established local ties.
Age Distribution
Bedrooms
Dwelling Structure
90.8%
Houses
8.7%
Townhouse
0.0%
Apartment
Tenure
White Hills has a detached-dominant housing market, with separate houses representing 90.8% of dwellings and semi-detached homes 8.7%. The largest group is 3-bedroom housing at 54.3%, followed by 4-bedroom or larger homes at 29.2%, so the stock suits families and households needing outdoor space. Tenure is fairly evenly split between outright ownership at 32.2%, mortgages at 33.1% and renting at 33.6%, creating a mixed but established housing base.
Mortgage / mo
$1,300
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$300
Census 2021
HH Size
2.4
Personal Income / wk
$750
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
102
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.4%
Couples with children
40.1%
Couples, no children
21.0%
Single parent
996
Total families
Economy & Employment
Healthcare is the clear employment anchor, accounting for 28.8% of industry employment and 317 workers. Construction contributes 9.1% with 100 workers, followed by manufacturing at 7.9% and 87 workers, education at 7.8% and 86 workers, and public administration at 7.6% and 84 workers. The occupational mix includes 366 professionals, 269 trades workers, 252 community and personal service workers, 219 clerical and administrative workers, and 199 labourers. Unemployment is 4.7% and participation is 61.2%. Household income sits at the 39.9th percentile. The socioeconomic picture is mixed: IEO is decile 4, IER decile 6, IRSD decile 5 and IRSAD decile 4, with IER above IEO because economic resources are stronger than educational advantage.
Unemployment
4.7%
Labour Force
1,801
Unemployed
84
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.9%
Part-time
37.3%
Participation
61.2%
Employed
1,717
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
26.4%
Postgraduate
5.4%
Born Overseas
11.5%
Dwellings
1,456
Transport to Work
Daily travel in White Hills is strongly car-dependent: 76.4% drive, compared with only 0.9% using public transport, while 13.8% work from home. Families have access to 2 local primary schools, with 1 Catholic option, Holy Rosary School, and 1 government option, White Hills Primary School. Crime totals 308 recorded offences at a rate of 85.1 per 1,000 residents; property and deception offences account for 174, followed by crimes against the person at 62. Residents report volunteering at 14.5%, while 8.0% need assistance with core activities. The IRSAD decile is 4, below the higher socioeconomic deciles, so household resources and transport access should be considered alongside the suburb's established housing and school access.
Drive
76.4%
Public Transport
0.9%
Walk / Cycle
3.1%
Work from Home
13.8%
Population Forecast
+2.91%/yr
(+468 people/yr)
EstablishedWhite Hills is recording an annual growth trend of 2.91%, with Internal migration identified as the primary driver. The wider area's trajectory is labelled Growing (all ages), alongside 65.4% population change over 10 years, indicating stronger momentum than a static established suburb. Rent growth of 32.5% is higher than real income growth of 16.1%, which can lift investor returns while placing pressure on renters. The affordability trend is recorded as Improving, moving from 43.8 in 2011 to 40.7 in 2021. Gentrification signals are mixed: the current score is 23 at the Early signs stage, while the shift measure is 19 and labelled Not gentrifying. This points to gradual change rather than a settled transformation of the suburb.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+63
Net Internal / yr
+181
Gentrification Signal
Early signs
Net internal migration +181/yr
Safety & Crime
Total Offences
308
Year ending June 2024
Rate per 1,000 People
85.1
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 White Hills compares to ~15,000 Australian suburbs
Frequently Asked Questions
What schools are in White Hills?
White Hills has 2 primary schools: Holy Rosary School, which is Catholic, and White Hills Primary School, which is government. Families should check the exact enrolment zone for any address because school boundaries can differ from suburb boundaries.
Is White Hills safe?
White Hills recorded 308 offences at a rate of 85.1 per 1,000 residents. Property and deception offences were the largest category at 174, followed by crimes against the person at 62. Buyers and renters should review recent local conditions and consider the specific street.
Is White Hills good for property investment?
White Hills has 33.6% renters, weekly rent of $300 and a 6.5% vacancy rate. The annual growth trend is 2.91% and is driven by Internal migration. Twelve development applications were recorded over 12 months, although this does not guarantee new rental supply.
How is White Hills's population changing?
White Hills has a current population of 3,620, and the wider area's population change is 65.4% over 10 years. The trajectory is Growing (all ages), with annual growth of 2.91% driven by Internal migration. The gentrification score is 23 at the Early signs stage.
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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