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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Howard Springs has an estimated 6,308 residents, up from 5,100 at the 2021 Census — a change of 1,208 people, or 23.7%. Growth has averaged 1.6% a year over five years, faster than 93% of areas nationally. Interstate and internal migration accounts for 61.1% of that increase. Density is about 53 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research conducted by AreaSearch, the population of Howard Springs stands at approximately 6,308 as of May 2026. This represents a growth of 1,208 residents (23.7%) from the 5,100 citizens recorded during the 2021 Census. This population shift is calculated utilizing the ABS June 2025 estimated resident population of 6,308 alongside 2 validated new addresses registered after the Census. The local density reaches 53 persons per square kilometer, ensuring a spacious living environment. The growth rate of 23.7% since the 2021 census outpaced national expansion (9.3%) and state trends, establishing the suburb as a regional growth leader.
The primary driver of this population expansion was interstate migration, which accounted for roughly 61.1% of the overall gains, though overseas arrivals and natural increase also made positive contributions. AreaSearch utilizes projections from the ABS and Geoscience Australia published in 2024, using 2022 as the baseline year. For locations lacking this data, or for projections extending past 2032, growth rate projections by age cohort are applied using the latest Greater Capital Region projections released by the ABS in 2023 from 2022 data. Based on these expected demographic transformations, the area is projected to experience population growth above the national median, gaining 1,236 residents by 2041 according to the most recent annual ERP statistics, which equates to a 19.6% rise over the 16 years.
Frequently Asked Questions - Population
53 new dwellings have been approved in Howard Springs over the past five years, an average of 10 a year. That is 1.8 approvals per 1,000 residents. Approvals are currently running at an annualised 22, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Approximately 10 new residential approvals have been recorded annually in Howard Springs, amounting to 53 dwellings over the preceding 5 financial years. In FY-26 to date, 21 approvals have been registered. With an average of 9 new residents per year per finished dwelling between FY-21 and FY-25, demand continues to outstrip construction, driving up prices and intensifying buyer competition, while new homes average $319,000 in build value. Furthermore, the local area has secured $84.9 million in commercial development approvals during this financial year, reflecting a strong commercial investment environment. In comparison to Greater Darwin, the rate of new home approvals per capita in Howard Springs is roughly half, placing it in the 30th percentile nationwide and restricting options for prospective buyers, which reinforces demand for established houses.
This rate is also below the national benchmark, indicating a mature market and potential development limitations. Furthermore, recent building activity consists entirely of detached houses, maintaining the low-density character of the suburb and attracting purchasers looking for larger properties. An estimated 596 residents per residential approval highlights the quiet, low-scale construction climate. Looking forward, Howard Springs is projected to add 1,236 residents by 2041 based on the most recent quarterly estimates from AreaSearch. At the current pace of construction, housing supply may struggle to satisfy this population increase, which could intensify competition among buyers and support upward pressure on prices.
Frequently Asked Questions - Development
Development applications around Howard Springs
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 6 current infrastructure and development projects close to Howard Springs, worth an estimated $775 million. 2 are already under construction and 2 are due for completion within three years. The pipeline spans transport & logistics, national security and business parks & technology hubs. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local performance is highly dependent on infrastructure adjustments, major regional developments, and planning schemes. AreaSearch has identified 4 projects expected to affect the local area, including the Darwin to Palmerston Mass Transit Corridor, the Hudson Creek Power Station, the Darwin Corporate Park, and the Marine Industry Park, with details provided on the most relevant schemes.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Berrimah Road Duplication - Stuart Highway to Tiger Brennan Drive
Planned duplication of Berrimah Road to a dual carriageway between Stuart Highway and Tiger Brennan Drive to improve freight efficiency, road safety and traffic capacity, supporting Darwin Port and future residential growth including Northcrest. The project remains in the Australian Government's funded road corridor program and is progressing through planning.
Northcrest
A 168-hectare master-planned community development delivering up to 2,000 housing lots. The precinct includes residential homes, parks, a government primary school, retirement living, and 56,000sqm of retail, dining, and commercial space.
Tiger Brennan Drive and Berrimah Road intersection overpass
Construction of a new overpass to improve road safety, reduce traffic delays, and increase freight connectivity. The new overpass carries Berrimah Road traffic over Tiger Brennan Drive. Final works include shared user paths, landscaping, and emergency services access.
Defence Establishment Berrimah Redevelopment
Base-wide redevelopment of Defence Establishment Berrimah (DEB), a tri-service Defence support hub located in Coonawarra, about 8km east of Darwin CBD. The project delivers upgraded in-ground services including power supply, water and fire water systems, sewerage and ICT infrastructure, along with security upgrades and construction of three deployable force precincts with hardstands, messing, ablutions and recreational areas. Internal road network improvements will be delivered if budget allows. Delivered under Defence's Estate Capital and Sustainment Works Program via a head contractor construct-only arrangement, with Jacobs engaged as Project Manager/Contract Administrator.
Darwin Corporate Park
Darwin Corporate Park is a premier business park for mixed use commercial office space located in Berrimah, recognised as the geographic centre of greater Darwin. The precinct currently comprises five premium three-level office buildings set on 25,800 square metres, holding a 5-star NABERS rating and campus-style landscaping with covered walkways. Stage 1 was completed in 2014 and is almost fully leased. Stage 2 delivered Building 7, a purpose-built 3,500 square metre call centre solely occupied by bet365 as its Australian headquarters.The masterplan envisions up to eight office buildings in total. The park was sold by Berrimah Holdings to a South Australian private equity group, Spencer Property Group, for approximately 78.5 million AUD in one of the largest commercial real estate transactions in Darwin's history.
Ludmilla Wastewater Treatment Plant Upgrade
Upgrade of the existing wastewater treatment plant and associated pumping stations and rising mains, aimed at increasing robustness, optimizing treatment, improving environmental outcomes, and catering for future population growth until 2030. It was the largest sewer project ever undertaken by NT Power and Water Corporation.
2,855 residents of Howard Springs are employed, from a labour force of 2,915. Unemployment sits at 2.1%, with participation at 53.5%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth, so in an area growing as fast as this one it understates the likely rise in local jobs. The working-day population is estimated at 7,895, about 125% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Howard Springs features a diverse labor force spanning blue and white collar roles with a notable presence in essential services, an unemployment rate of only 2.1%, and an estimated job growth rate of 0.9% over the past year. As of March 2026, there are 2,855 employed residents, and the unemployment rate is 1.4% lower than the 3.5% average in Greater Darwin, while workforce participation is considerably lower at 53.5% compared to 72.7% in Greater Darwin. Census data reveals that a minimal 5.5% of the workforce worked from home, though this figure was likely influenced by pandemic lockdowns.
The primary sectors employing local residents are public administration & safety, construction, and education & training. The concentration of workers in public administration & safety is particularly high, reaching 1.9 times the regional average. Conversely, health care & social assistance is underrepresented, employing only 6.1% of the workforce in Howard Springs compared to 14.2% in Greater Darwin. The presence of 1.0 workers for every resident at the time of the Census points to a strong local job base. According to AreaSearch analysis of SALM and ABS statistics, employment rose by 0.9% and the labor force grew by 1.0% in the 12 months leading to March 2026, which kept local unemployment levels steady. Over the same timeframe, Greater Darwin experienced a 0.4% rise in employment, a 0.8% increase in the labor force, and a 0.3 percentage point rise in unemployment. Long-term employment forecasts released by Jobs and Skills Australia in May-25 offer additional context on future demand in Howard Springs. These five and ten-year forecasts have been applied to the local workforce structure to model future employment trends. While the national workforce is expected to grow by 6.6% over five years and 13.7% over ten years, trends vary widely by sector. Projecting these industry-specific trends onto the local labor structure suggests employment in Howard Springs will rise by 5.5% over five years and 11.5% over ten years, representing a basic weighted extrapolation that does not incorporate local population forecasts.
Frequently Asked Questions - Employment
Median household income in Howard Springs is $2,442 a week (about $127,000 a year), with median personal income at $1,185 a week. ATO records put median taxable income at $71,642 a year against an average of $78,378. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
The Howard Springs SA2 records a median taxpayer income of $71,642 and an average of $78,378, based on the latest postcode-level ATO data compiled by AreaSearch for the 2023 financial year. This is exceptionally high on a national scale, comparing favorably to the Greater Darwin median of $66,956 and average of $77,199. Adjusted for a Wage Price Index increase of 9.41% since financial year 2023, current projections estimate these figures at approximately $78,384 for the median and $85,753 for the average as of March 2026. The 2021 Census confirms that household, family, and personal incomes in Howard Springs are situated between the 89th and 90th percentiles nationwide.
Income distribution shows that 30.5% of the population (1,923 individuals) falls within the $1,500 - 2,999 weekly bracket, which aligns with regional patterns of 36.7% in this band. The high proportion of top-tier earners (39.8% earning over $3,000/week) demonstrates substantial local financial capacity. Residents retain 87.0% of their earnings after housing costs, showing strong disposable income, and the suburb is positioned in the 5th decile of the SEIFA index.
Frequently Asked Questions - Income
Howard Springs had 1,104 occupied dwellings at the 2021 Census, 90% detached houses and 0% apartments. 46% are owned with a mortgage, 19% rented and 35% owned outright. At that Census the median rent was $350 a week and the median mortgage repayment $2,383 a month. Rent absorbs 14.3% of household income here and mortgage repayments 22.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential structures in Howard Springs at the time of the latest Census consisted of 89.9% houses and 10.1% alternative dwellings such as semi-detached homes, apartments, and other housing types, compared to 63.5% houses and 36.5% alternative dwellings in metropolitan Darwin. Home ownership in Howard Springs stood at 35.3%, which is higher than the metropolitan Darwin rate, with the remaining properties being mortgaged (45.9%) or rented (18.8%). The median monthly mortgage payment of $2,383 was significantly higher than the metropolitan Darwin average of $2,100, while the median weekly rent was $350, compared to $385 in metropolitan Darwin.
Locally, mortgage repayments exceed the Australian average of $1,863, while weekly rents remain below the national benchmark of $375.
Frequently Asked Questions - Housing
Howard Springs counted 1,104 households at the 2021 Census, an estimated 1,365 today, averaging 2.8 people each. 37% are couples with children, against 33% couples without children. 18% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 79.3% of all households, consisting of 37.3% couples with children, 33.1% couples without children, and 8.5% single-parent households. Non-family living arrangements account for the remaining 20.7%, with single-person households at 17.5% and group homes at 2.7%. The average household size of 2.8 individuals is larger than the Greater Darwin average of 2.6.
Frequently Asked Questions - Households
13.6% of adults in Howard Springs hold a university qualification, including 9.7% with a bachelor degree and 2.2% with postgraduate qualifications. A further 27.4% hold a vocational qualification. 2 schools serve the area, with 1,329 enrolment places and an average ICSEA of 991 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The suburb displays lower rates of higher education, with university qualification levels at 13.6% compared to the SA4 regional average of 31.3%, presenting opportunities for educational development. Bachelor degrees are the most common higher qualification at 9.7%, followed by postgraduate degrees at 2.2% and graduate diplomas at 1.7%. Technical and trade qualifications are common, with 35.3% of residents aged 15+ holding vocational qualifications, including advanced diplomas at 7.9% and certificates at 27.4%. Educational enrollment is high, with 42.2% of the local population engaged in formal study. This student population includes 14.5% in secondary schools, 13.0% in primary schools, and 6.2% in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Howard Springs reaches 21 stops on 50 routes, timetabled for about 3,000 services a week. The typical home sits about 1,730 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 2.1 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Analysis of local transit shows 21 active transport stops in Howard Springs, consisting of bus services. These stops support 50 different routes, providing a total of 2,963 passenger trips per week. Public transport access is classified as limited, with residents living an average of 1725 meters from their nearest stop. The suburb is primarily residential, and most commuters travel out of the area, with private cars being the dominant transit choice at 83%, followed by walking at 8% and cycling at 3%. Households own an average of 2.1 vehicles, exceeding the regional average, while a low 5.5% of residents work from home according to the 2021 Census, which may reflect pandemic-era conditions.
Transit service frequency averages 423 daily trips across the network, which translates to approximately 141 weekly departures at each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
75.5% of residents in Howard Springs report no long-term health condition. 3.0% need daily assistance with core activities, and 58.0% hold private health cover. The standardised death rate runs at 5.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Howard Springs exhibits favorable health metrics according to AreaSearch data on mortality and chronic illnesses, showing low rates of common health issues in both younger and older demographics, while private health insurance rates are very high at approximately 58% of the population, representing about 3,658 people. The most prevalent health issues recorded among residents are arthritis (7.1%) and asthma (6.4%), while 75.5% of the population reported no chronic conditions compared to 77.1% in Greater Darwin. The working-age population is particularly healthy with low levels of chronic disease. Seniors aged 65 and over make up 12.1% of the population (762 people), higher than the 11.0% average in Greater Darwin, and health outcomes for this cohort are above average, matching national trends.
Frequently Asked Questions - Health
Howard Springs is largely Australian-born, at 87.7% of residents, with 8.0% speaking a language other than English at home. The largest reported ancestries are Australian (31.8%) and English (28.8%). 6.4% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Howard Springs shows lower levels of cultural diversity, with citizens representing 69.4% of the population, 87.7% born in Australia, and 92.0% speaking only English at home. Christianity is the dominant religion at 41.4%. The most pronounced religious overrepresentation is Judaism, which accounts for 0.1% of the population, matching the 0.1% average across Greater Darwin. The most common ancestries in Howard Springs are Australian at 31.8% of the population (above the regional average of 22.6%), English at 28.8% (above the regional average of 21.7%), and Irish at 7.5%. Other demographic differences include Australian Aboriginal residents at 6.4% of the population (compared to 7.0% regionally), Welsh at 0.6% (compared to 0.4% regionally), and German at 3.5% (compared to 3.2% regionally).
Frequently Asked Questions - Diversity
The median resident of Howard Springs is 36. 33.8% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Howard Springs is 36, making it slightly older than Greater Darwin's median of 34 but younger than the national average of 38. Compared to Greater Darwin, the suburb has a higher proportion of youth aged 15 - 24 (18.3%) and a lower proportion of children aged 5 - 14 (9.6%). The concentration of residents aged 15 - 24 is higher than the national average of 12.7%. Since the 2021 Census, the 5 to 14 age bracket has risen from 7.9% to 9.6%, while the 25 to 34 group fell from 18.6% to 15.5%, and the 45 to 54 group declined from 14.6% to 13.2%.
Long-term forecasts for 2041 point to demographic shifts, with the 55 to 64 bracket projected to expand by 32%, adding 231 residents to reach a total of 950.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Howard Springs
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 2 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (5,100 at the 2021 Census → 6,308 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (701031031). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.