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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 92% 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 resident count of Howard Springs sits at roughly 6,308 as of Aug 2026. Compared to the 5,100 people counted in the 2021 Census, this represents an addition of 1,208 people, or a 23.7% expansion. This demographic shift is derived from the ABS estimated resident population figure of 6,308 recorded in June 2025 alongside an extra 8 validated new addresses logged after the census benchmark. With 53 persons per square kilometer, the locality offers a spacious living environment. By expanding 23.7% following the 2021 census, Howard Springs outpaced both the broader state and the 9.5% national benchmark, establishing itself among the leading growth locations in the wider area.
Net interstate migration served as the primary growth catalyst, generating roughly 61.1% of recent demographic gains, whilst natural increase and overseas arrivals also provided positive momentum. Projections published by the ABS/Geoscience Australia in 2024 using 2022 as a baseline are being utilised by AreaSearch across SA2 locations. For unrepresented SA2 districts and forward projections extending beyond 2032 across all geographies, AreaSearch applies age-cohort expansion rates sourced from the ABS Greater Capital Region projections (published in 2023 utilising 2022 benchmarks). Guided by these prevailing demographic paths, long-term expansion is anticipated to exceed the national median across statistical areas, with Howard Springs projected to add 1,207 persons by 2041 under latest annual ERP figures, equating to total growth of 19.1% across the 16 years.
Frequently Asked Questions - Population
61 new dwellings have been approved in Howard Springs over the past five years, an average of 12 a year. That places the area in the 54th percentile for residential development activity nationally, about 2 approvals per 1,000 residents a year. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential planning permissions across Howard Springs have averaged roughly 12 dwellings per year, accumulating to 61 homes during the past 5 financial years. With 7.8 people migrating to the locality for every residence constructed across the past 5 financial years (between FY-22 and FY-26), housing demand heavily exceeds newly built stock, fostering heightened buyer competition and elevating price pressure. Concurrently, newly approved dwellings carry an average construction cost of $440,000. Non-residential development has also shown substantial momentum, with $84.9 million worth of commercial building approvals logged in the current financial year.
Per capita residential construction in Howard Springs tracks at roughly 59% of the level observed across Greater Darwin, placing it in the 41st percentile across the nation. Although building activity has accelerated lately, this restrained supply profile limits options for purchasers and channels demand toward established properties. These lower approval volumes relative to national averages point to established market maturity as well as potential planning and physical constraints. Furthermore, all recent approvals have consisted exclusively of detached houses, preserving the neighbourhood's open, low-density character tailored to families seeking spacious blocks. A quiet building landscape is further illustrated by a ratio of 362 people per approved dwelling. According to the latest quarterly estimates from AreaSearch, Howard Springs is forecasted to gain 1,207 residents by 2041. Should building volumes fail to accelerate from their current trajectory, dwelling creation could fall short of demographic expansion, likely intensifying buyer competition and reinforcing upwards price momentum.
Frequently Asked Questions - Development
Development applications around Howard Springs
Loading development applications…
| 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 economic and social outcomes are heavily shaped by strategic infrastructure works, major commercial investments, and planning schemes. AreaSearch has pinpointed 4 major initiatives expected to influence the district, highlighted by the Darwin to Palmerston Mass Transit Corridor, Hudson Creek Power Station, Darwin Corporate Park, and Marine Industry Park, with the subsequent inventory detailing the most critical projects.
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 53.2%. 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
The local labour force across Howard Springs displays a healthy balance across blue-collar and white-collar roles alongside strong representation in essential industries, accompanied by an unemployment rate of only 2.1% and yearly job growth estimated at 0.9%. Total employed residents stood at 2,855 as of March 2026, with local joblessness tracking 1.4% beneath the 3.5% benchmark seen across Greater Darwin, while labour participation remains subdued at 53.2% compared to 72.9% across Greater Darwin. Census records indicated that only 5.5% of working residents operated from home, though prevailing Covid-19 restrictions during that period may have influenced this outcome.
Local workers are primarily concentrated in public administration & safety, construction, and education & training. The district demonstrates an exceptionally prominent focus in public administration & safety, where its workforce share is 1.9 times that of the regional territory. Conversely, health care & social assistance accounts for only 6.1% of employment locally, compared to 14.2% across Greater Darwin. A ratio of 1.0 jobs per resident recorded at the Census highlights extensive employment opportunities directly within the area. AreaSearch assessment of ABS and SALM figures shows that in the twelve months to March 2026, local employment expanded by 0.9% alongside a 1.0% rise in the labour pool, preserving a steady unemployment rate. In contrast, Greater Darwin recorded employment growth of 0.4%, workforce growth of 0.8%, and a 0.3 percentage points rise in unemployment. National employment projections released by Jobs and Skills Australia in Mar-26 provide additional context regarding future labour requirements in Howard Springs. When these five- and ten-year nationwide forecasts—projecting overall employment to rise by 6.6% across five years and 13.7% over ten years—are aligned with the specific industry composition of Howard Springs, local employment is estimated to increase by 5.5% over five years and 11.5% over ten years (noting this represents an illustrative weighted extrapolation without factoring in localized population shifts).
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
Postcode-level ATO records compiled by AreaSearch for financial year 2023 show that the Howard Springs SA2 recorded a median individual taxpayer income of $71,642 and an average of $78,378, figures that are elevated by national standards and notably ahead of Greater Darwin's median of $66,956 and average of $77,199. Applying the 9.41% Wage Price Index increase observed since financial year 2023 brings estimated earnings to roughly $78,384 (median) and $85,753 (average) as of March 2026. Across the 2021 Census, personal, family, and household earnings placed in the 89th to 90th percentiles across Australia.
The most common weekly earning band comprises $1,500 - 2,999, capturing 30.5% of local earners (1,923 residents), comparable to the 36.7% share recorded regionally. Affluence is underlined by 39.8% of households generating weekly incomes above $3,000, which underpins substantial spending capacity. Furthermore, local households preserve 87.0% of earnings following housing obligations, and the area occupies the 5th decile on the SEIFA income scale.
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
According to the latest Census, the housing landscape in Howard Springs was dominated by separate houses at 89.9%, with remaining dwellings (encompassing townhouses, apartments, and other configurations) accounting for 10.1%, whereas Darwin metro recorded 63.5% houses and 36.5% other dwellings. Outright homeownership in Howard Springs reached 35.3%, significantly above the metropolitan proportion, while 45.9% of homes were held under a mortgage and 18.8% were rented. Typical monthly mortgage payments stood at $2,383, exceeding the Darwin metro figure of $2,100, while median weekly rent was $350, below the Darwin metro mark of $385.
Compared against nationwide benchmarks, local mortgage servicing costs are markedly higher than the Australian median of $1,863, whereas rental costs remain lower than the national median 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
The local household structure is overwhelmingly family-oriented, accounting for 79.3% of all households; this comprises couples with children at 37.3%, couples without children at 33.1%, and single parent families at 8.5%. Non-family households represent the remaining 20.7%, made up of lone person households at 17.5% and group living arrangements at 2.7%. The typical household size sits at 2.8 people, exceeding the 2.6 person benchmark seen across Greater Darwin.
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
Educational attainment profiles in the district reveal lower rates of higher education, with university qualification levels at 13.6% falling well below the SA4 territory benchmark of 31.3%, highlighting scope for future educational initiatives. Bachelor degrees form the primary tertiary qualification at 9.7%, followed by postgraduate degrees at 2.2% and graduate diplomas at 1.7%. Vocational education is strongly represented, with 35.3% of individuals aged 15+ possessing technical qualifications, including advanced diplomas held by 7.9% and certificate-level awards held by 27.4%. Engagement in learning across the community is substantial, with 42.2% of the population actively enrolled in an educational course.
Broken down by level, this includes 14.5% attending secondary school, 13.0% enrolled in primary school, and 6.2% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Howard Springs reaches 24 stops on 61 routes, timetabled for about 4,700 services a week. The typical home sits about 1,010 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
Public transit infrastructure in Howard Springs includes 24 active transport stops served by a mix of buses across 61 distinct bus routes, delivering a collective 4,715 weekly passenger trips. Transit access remains restricted, with residents situated an average distance of 1014 meters from their closest stop. As an outward-commuting residential area, private vehicles dominate travel choices at 83%, alongside 8% walking and 3% cycling. Household vehicle availability averages 2.1 per dwelling, higher than the regional norm, while only 5.5% of workers worked from home according to the 2021 Census (which may have been influenced by COVID-19 settings).
Transit service frequency across the network provides an average of 673 trips per day, translating to roughly 196 weekly trips for 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 positive overall health metrics based on chronic disease incidence and mortality assessments by AreaSearch, with low rates of common health conditions noted across both older and younger age groups. In addition, private health insurance coverage is extensive, covering approximately 58% of the community (~3,658 people). Arthritis and asthma are the most prevalent diagnosed conditions in the locality, affecting 7.1 and 6.4% of residents, respectively, whilst 75.5% of the community reported having no diagnosed medical conditions, compared to 77.1% throughout Greater Darwin. Working-age cohorts show robust health and minimal chronic illness.
Seniors aged 65 and over constitute 11.6% of the population (733 people) and enjoy above-average wellness, matching national benchmarks observed across the wider population.
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 displays relatively limited cultural diversity, with Australian citizens making up 69.4% of the population, 87.7% born in Australia, and 92.0% communicating solely in English at home. Christianity represents the primary religious affiliation, accounting for 41.4% of local residents. The most notable religious variance is Judaism, representing 0.1% of the community compared to 0.1% across Greater Darwin. Looking at parental birthplaces and ancestry, the three most widely declared backgrounds in Howard Springs are Australian at 31.8% (outpacing the regional level of 22.6%), English at 28.8% (above the regional mark of 21.7%), and Irish at 7.5%.
Other cultural heritages show varied levels of local representation, including Australian Aboriginal at 6.4% (vs 7.0% regionally), German at 3.5% (vs 3.2%), and Welsh at 0.6% (vs 0.4%).
Frequently Asked Questions - Diversity
The median resident of Howard Springs is 35. That is 1 year younger than at the 2021 Census. 36.1% 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 age distribution of Howard Springs aligns closely with that of Greater Darwin, with no broad age category deviating by more than 4.3 percentage points from the regional baseline. AreaSearch places the median age at 35 as at August 2026, slightly lower than the 36 recorded during the 2021 Census and 1 year above the Greater Darwin median of 34 from the same census. The 0 - 24 age bracket has expanded from 29.3% at the Census to an estimated 34.4% currently. Projections to 2041 indicate that the 45 - 64 age group will accommodate the largest volume of growth by adding 431 residents (29%) to reach a total of 1,901, while the 65+ senior cohort is set to see the fastest percentage increase, rising 45% to 1,066 residents.
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 Sep 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) | Aug 2026 last month 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 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 Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 4 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 6 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 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago 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 — 8 validated new addresses here. The headline figure is therefore a current estimate for Aug 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 Aug 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.