Barwon Heads

Barwon Heads lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

The population of the suburb of Barwon Heads, based on ABS updates and AreaSearch validation as of Feb 2026, is estimated at around 4740. This reflects an increase of 387 people since the 2021 Census, which reported a population of 4353. The change is inferred from the resident population of 4135, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024, and an additional 27 validated new addresses since the Census date. This level of population equates to a density ratio of 696 persons per square kilometer. Barwon Heads's growth since the 2021 census, at 8.9%, exceeded the Rest of Vic.'s 8.1%. Population growth was primarily driven by interstate migration contributing approximately 77% of overall population gains during recent periods. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.

For areas not covered by this data, AreaSearch utilises the VIC State Government's Regional/LGA projections released in 2023 with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Exceptional growth is predicted over the period, placing Barwon Heads in the top 10 percent of non-metropolitan areas nationally. The suburb is expected to expand by 4012 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 100.2% in total over the 17 years.

Recent residential development output has been above average within Barwon Heads when compared nationally

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Barwon Heads has averaged approximately 14 new dwelling approvals each year over the past five financial years. This totals an estimated 74 homes. As of FY-26, 11 approvals have been recorded. Between FY-21 and FY-25, there was an average of 21.9 new residents arriving per year for each dwelling constructed.

This indicates that supply is significantly lagging demand, which can lead to heightened buyer competition and pricing pressures. The average value of new dwellings developed in the area is $493,000, suggesting a focus on the premium market with high-end developments. In FY-26, there have been $187,000 in commercial approvals, indicating a predominantly residential focus. Compared to Rest of Vic., Barwon Heads has significantly less development activity, being 81.0% below the regional average per person. This scarcity of new properties typically strengthens demand and prices for existing properties.

The area's development activity is also below average nationally, reflecting its maturity and possible planning constraints. New building activity shows 94.0% standalone homes and 6.0% attached dwellings, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. At around 330 people per approval, Barwon Heads reflects a transitioning market. Looking ahead, AreaSearch's latest quarterly estimate projects that Barwon Heads is expected to grow by 4,747 residents through to 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

Barwon Heads has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

AreaSearch has identified six projects that could impact the area, with key ones being 5-7 Bridge Road Mixed Use Development Site, Barwon Heads Village Park Master Plan, IGA Barwon Heads Redevelopment, At The Heads Restaurant Refurbishment and Barwon Heads Caravan Park Cabins. The following list details those most likely to be relevant.

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch analysis places Barwon Heads well above average for employment performance across multiple indicators

Barwon Heads has a highly educated workforce with professional services being strongly represented. The unemployment rate in the area was 1.8% as of September 2025, which is lower than Rest of Vic.'s rate of 3.8%. Workforce participation in Barwon Heads was 83.4%, significantly higher than Rest of Vic.'s 61.4%.

According to Census responses, 35.3% of residents worked from home, though Covid-19 lockdown impacts should be considered. The leading employment industries among residents were health care & social assistance, construction, and education & training. Barwon Heads showed particularly strong specialization in professional & technical services with an employment share of 2.1 times the regional level. Conversely, agriculture, forestry & fishing had lower representation at 1.9% compared to the regional average of 7.5%.

The area appeared to offer limited local employment opportunities based on the count of Census working population versus resident population. During the year to September 2025, employment levels increased by 0.4%, and labour force increased by 0.9%, resulting in unemployment rising by 0.5 percentage points. This contrasted with Rest of Vic., where employment contracted by 0.7%, the labour force fell by 0.6%, and unemployment rose marginally. Jobs and Skills Australia's national employment forecasts from May-25 suggested that national employment was forecast to expand by 6.6% over five years and 13.7% over ten years. Applying these industry-specific projections to Barwon Heads' employment mix indicated that local employment should increase by 7.0% over five years and 14.3% over ten years, although these are simple weighting extrapolations for illustrative purposes and do not take into account localised population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows median income in Barwon Heads is $60,054 and average income is $78,947. In comparison, Rest of Vic.'s median income is $50,954 and average income is $62,728. By September 2025, estimated median income in Barwon Heads would be approximately $65,008 and average income would be around $85,460, based on an 8.25% Wage Price Index growth since financial year 2023. According to the 2021 Census, incomes in Barwon Heads rank highly nationally, between the 79th and 81st percentiles for household, family, and personal incomes. In terms of income distribution, 28.2% (1,336 individuals) fall within the $1,500 - $2,999 range in Barwon Heads, similar to regional levels where 30.3% occupy this range. A substantial portion, 37.1%, exceeds $3,000 weekly income. After housing costs, residents retain 88.8% of their income, reflecting strong purchasing power. The area's SEIFA income ranking places it in the 9th decile.

Barwon Heads is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Barwon Heads' dwellings, as per the latest Census, were 90.9% houses and 9.0% other dwellings (semi-detached, apartments, 'other'). Non-Metro Vic., meanwhile, had 90.1% houses and 9.9% other dwellings. Home ownership in Barwon Heads stood at 48.8%, with mortgaged dwellings at 34.8% and rented ones at 16.4%. The median monthly mortgage repayment was $2,184, higher than Non-Metro Vic.'s average of $1,863. Median weekly rent in Barwon Heads was $450, compared to Non-Metro Vic.'s $285 and the national figure of $375.

Barwon Heads has a typical household mix, with a higher-than-average median household size

Family households account for 74.6% of all households, including 33.2% couples with children, 32.2% couples without children, and 8.2% single parent families. Non-family households make up the remaining 25.4%, with lone person households at 24.1% and group households comprising 1.5%. The median household size is 2.5 people, larger than the Rest of Vic. average of 2.4.

Barwon Heads demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

Educational attainment in Barwon Heads is notable with 44.2% of residents aged 15 and above holding university qualifications, surpassing the broader benchmarks of 21.7% in Rest of Vic. and 28.6% in SA4 region. Bachelor degrees are most prevalent at 30.4%, followed by postgraduate qualifications (8.8%) and graduate diplomas (5.0%). Vocational credentials are also prominent, with 30.0% of residents aged 15 and above holding them – advanced diplomas account for 13.7% and certificates for 16.3%. Educational participation is high, with 33.2% of residents currently enrolled in formal education.

This includes 13.9% in primary education, 10.2% in secondary education, and 4.1% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Barwon Heads has 25 active public transport stops. These are served by four routes offering a total of 214 weekly passenger trips. Transport accessibility is rated good with residents typically located 216 meters from the nearest stop. Most residents commute outward, predominantly using cars (90%), while 3% cycle. On average, there are 1.6 vehicles per dwelling. According to the 2021 Census, 35.3% of residents work from home, which may be influenced by COVID-19 conditions.

Service frequency averages 30 trips daily across all routes, equating to approximately eight weekly trips per stop.

Barwon Heads's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Barwon Heads' health outcomes show excellent results based on AreaSearch's evaluation of mortality rates and chronic condition prevalence. The area has a very low prevalence of common health conditions across all age groups.

Private health cover is found to be very high at approximately 58% of the total population, which is around 2,748 people, compared to 50.5% in the rest of Victoria. The most prevalent medical conditions are arthritis and asthma, affecting 9.5 and 7.2% of residents respectively. A significant majority, 71.6%, report being completely free of medical ailments, compared to 63.4% in the rest of Victoria. Working-age residents have low chronic condition prevalence. The area has 23.2% of residents aged 65 and over, totaling 1,099 people. Health outcomes among seniors are particularly strong, aligning with national rankings for the general population.

The latest Census data sees Barwon Heads placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Barwon Heads' cultural diversity was found to be below average, with 91.2% of its population being citizens born in Australia speaking English only at home. Christianity is the predominant religion, comprising 41.4% of Barwon Heads' population. While Judaism's representation is similar to the rest of Victoria at 0.1%, notable overrepresentation exists among Scottish residents at 11.6%.

The top three ancestry groups are English (32.3%), Australian (28.9%), and Irish (12.5%). Other ethnic groups with notable divergences include Dutch at 1.7% and Welsh at 0.6%.

Barwon Heads hosts an older demographic, ranking in the top quartile nationwide

Barwon Heads' median age of 45 years is slightly higher than Rest of Vic.'s 43 and considerably older than the national average of 38. Compared to the Rest of Vic. average, the 45-54 cohort is notably over-represented in Barwon Heads at 15.0%, while the 25-34 age group is under-represented at 8.6%. Between 2021 and present, the 25 to 34 age group has increased from 5.5% to 8.6% of the population, while the 35 to 44 cohort has risen from 12.2% to 13.9%. Conversely, the 55 to 64 cohort has decreased from 13.9% to 12.4%, and the 5 to 14 age group has dropped from 16.3% to 15.2%. Demographic projections suggest that by 2041, Barwon Heads' age profile will change significantly, with the 45 to 54 cohort projected to grow dramatically by 913 people (128%), from 711 to 1,624.