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

As of Feb 2026, the estimated population of the suburb of Barwon Heads is around 4,740, reflecting an increase of 387 people since the 2021 Census. This growth represents an 8.9% rise from the previous population count of 4,353. The change is inferred from AreaSearch's estimation of the resident population at 4,135 following examination of the latest ERP data release by the ABS in June 2024, along with an additional 27 validated new addresses since the Census date. This level of population results in a density ratio of 696 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. The suburb's 8.9% growth since the 2021 census exceeded the Rest of Vic.'s (8.1%), marking it as a growth leader in the region. Interstate migration contributed approximately 77.0% of overall population gains during recent periods, although all drivers including natural growth and overseas migration were positive factors. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year.

For any SA2 areas not covered by this data, AreaSearch utilises the VIC State Government's Regional/LGA projections released in 2023, making adjustments employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Exceptional growth is predicted over the period, placing the suburb in the top 10 percent of Australian non-metropolitan areas. Based on aggregated SA2-level projections, the area is expected to increase by 1,619 persons to 2041, reflecting an increase of 21.4% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Barwon Heads has recorded approximately 16 residential properties granted approval each year over the past five financial years, totalling an estimated 81 homes. By June 2026, 13 approvals have been recorded. This indicates an average of around 20 new residents arriving per dwelling constructed annually between FY-21 and FY-25. The demand for housing significantly outpaces supply in the area, which typically puts upward pressure on prices and increases competition among buyers.

New dwellings are developed at an average expected construction cost value of $493,000, demonstrating a focus on the premium segment with upmarket properties. In FY-26, there have been $187,000 in commercial approvals, indicating the area's residential nature. Compared to Rest of Vic., Barwon Heads records markedly lower building activity, at 78.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing dwellings.

However, construction activity has intensified recently, with 95.0% detached houses and 5.0% townhouses or apartments approved between FY-21 and FY-25. The location maintains its traditional low density character, focusing on family homes appealing to those seeking space, with approximately 271 people per dwelling approval. Looking ahead, Barwon Heads is expected to grow by 1,014 residents through to 2041, according to the latest AreaSearch quarterly estimate. Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth in the area.

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

Six projects have been identified by AreaSearch as potentially impacting the area. These include 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.

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

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Employment conditions in Barwon Heads demonstrate exceptional strength compared to most Australian markets

Barwon Heads has a highly educated workforce with strong representation in professional services. As of December 2025, its unemployment rate is 1.9%. This is below Regional Vic.'s rate of 3.7%, and the workforce participation rate is higher at 83.3% compared to Regional Vic.'s 61.5%.

According to Census responses, 35.3% of residents work from home, though Covid-19 lockdown impacts should be considered. Employment is concentrated in health care & social assistance, construction, and education & training. The area has a high employment specialization in professional & technical services at 2.1 times the regional level, but agriculture, forestry & fishing shows lower representation at 1.9% versus the regional average of 7.5%. Labour force levels decreased by 0.4% over the 12 months to December 2025, with employment declining by 0.7%, resulting in an unemployment rate rise of 0.2 percentage points.

Jobs and Skills Australia's national employment forecasts from May-25 suggest that Barwon Heads' employment should increase by 7.0% over five years and 14.3% over ten years, based on industry-specific projections applied to the local employment mix.

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 Barwon Heads' median income among taxpayers is $60,054, with an average of $78,947. Nationally, these figures are very high. In Regional Vic., the median is $50,954 and the average is $62,728. Based on Wage Price Index growth of 8.25% since financial year 2023, estimates for September 2025 would be approximately $65,008 (median) and $85,460 (average). Census data reveals incomes in Barwon Heads rank highly nationally, between the 79th and 81st percentiles. Income analysis shows 28.2% of residents earn between $1,500 - 2,999 weekly, reflecting patterns seen in surrounding regions where 30.3% fall within this range. Notably, 37.1% earn above $3,000 weekly, indicating prosperity and robust local economic activity. After housing costs, residents retain 88.8% of 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, consisted of 90.9% houses and 9.0% other dwellings (semi-detached, apartments, 'other'). Regional Vic.'s figures were 90.1% houses and 9.9% other dwellings. Home ownership in Barwon Heads was 48.8%, with mortgaged dwellings at 34.8% and rented ones at 16.4%. The median monthly mortgage repayment was $2,184, higher than Regional Vic.'s average of $1,430. Median weekly rent in Barwon Heads was $450, compared to Regional Vic.'s $285. Nationally, Barwon Heads' mortgage repayments were higher at $2,184 versus Australia's average of $1,863, and rents were substantially above the national figure of $375.

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

Family households comprise 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 Regional 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 notably high with 44.2% of residents aged 15 and above holding university qualifications, compared to 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 such qualifications, including advanced diplomas (13.7%) and certificates (16.3%). Educational participation is high, with 33.2% of residents currently enrolled in formal education, comprising 13.9% in primary, 10.2% in secondary, and 4.1% in tertiary education.

Educational participation is notably 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. Four routes service these stops, offering a total of 214 weekly passenger trips. Residents have good access to transport, with an average distance of 216 meters to the nearest stop. Most residents commute outward from this primarily residential area. Cars are the dominant mode of transport at 90%, with 3% cycling. 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. The service frequency averages 30 trips per day across all routes, equating to approximately 8 weekly trips per individual 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 shows excellent health outcomes based on AreaSearch's analysis of mortality rates and chronic condition prevalence, with very low prevalence across all age groups. Private health cover is high at approximately 58% (2,748 people), compared to 50.5% in Regional Vic.

The most prevalent conditions are arthritis (9.5%) and asthma (7.2%), while 71.6% report no medical ailments, higher than the 63.4% regional average. Working-age residents have low chronic condition prevalence. The area has a higher proportion of seniors aged 65 and over at 27.1% (1,284 people), compared to Regional Vic.'s 23.9%. Senior health outcomes are strong and align with national rankings.

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, as per the census conducted on 29 August 2016, showed low cultural diversity with 91.2% of its population being Australian citizens and 89.8% born in Australia. English was spoken at home by 98.3%. Christianity was the dominant religion, practiced by 41.4%.

Judaism, though small at 0.1%, was slightly overrepresented compared to Regional Vic's 0.1%. The top three ancestry groups were English (32.3%), Australian (28.9%), and Irish (12.5%). Notably, Scottish (11.6% vs regional 8.8%) and Dutch (1.7% vs regional 1.7%) were equally represented while Welsh (0.6% vs regional 0.4%) was slightly overrepresented.

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

Barwon Heads's median age is 47 years, significantly higher than Regional Vic.'s average of 43 and substantially exceeding the national average of 38 years. The age profile shows that those aged 45-54 are particularly prominent at 15.7%, while the 25-34 group is smaller at 6.0% compared to Regional Vic.. Between 2021 and now, Barwon Heads's median age has increased by 1.3 years to 47 from 46. The 65-74 age group has grown from 14.9% to 16.7%, while the 55-64 cohort has increased from 13.9% to 15.2%. Conversely, the 5-14 age group has declined from 16.3% to 13.1%, and the 15-24 group has dropped from 9.6% to 8.5%. By 2041, Barwon Heads's age composition is expected to shift notably. The 45-54 age cohort is projected to grow steadily by 41% (305 people), increasing from 744 to 1,050. Meanwhile, the 15-24 cohort is expected to grow modestly by 8% (34 people).