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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Howlong is $629k, with units at $425k. House values have moved 9.2% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Howlong has an estimated 3,060 residents, up from 2,997 at the 2021 Census — a change of 63 people, or 2.1%. Growth has averaged 0.8% a year over five years, slower than 80% of areas nationally. Density is about 20 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
Drawing on ABS regional population adjustments alongside 35 validated new addresses identified by AreaSearch since the Census, the suburb of Howlong records an estimated population of around 3,060 as of Aug 2026. This marks an expansion of 63 people (2.1%) from the 2021 Census tally of 2,997 people. The updated figure builds upon AreaSearch's evaluation of the ABS Estimated Resident Population release from June 2025 showing 3,057 residents. The resulting population density stands at 19.6 persons per square kilometer, ensuring considerable space for locals. Furthermore, over the previous ten years, the suburb of Howlong achieved a solid 0.9% compound annual growth rate that exceeded the wider SA3 area, with interstate migration accounting for approximately 83.0% of recent population additions.
SA2 projections published by ABS/Geoscience Australia in 2024 (using 2022 as base) inform AreaSearch's baseline, supplemented where needed by NSW State Government SA2 modeling from 2022 (using 2021 as base), with age-group growth rates applied to all locations for 2032 to 2041. Looking ahead, the suburb of Howlong is slated for expansion exceeding the national non-metropolitan median, with aggregated SA2 figures pointing to an increase of 561 persons by 2041, representing a cumulative rise of 18.2% across the 16 years.
Frequently Asked Questions - Population
60 new dwellings have been approved in Howlong over the past five years, an average of 12 a year. That is 3.3 approvals per 1,000 residents. Approvals are currently running at an annualised 8, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
According to building approval figures assessed by AreaSearch, residential building activity in Howlong has averaged approximately 12 properties annually, amounting to an estimated 60 homes across the past 5 financial years. During FY-25 to date, 8 approvals have been logged. Over the 5 financial years from FY-21 to FY-25, the local market added an average of 2.5 new residents annually for every approved dwelling, signaling firm demand that underpins local property values. Newly approved dwellings feature an average construction value of $563,000, sitting moderately above regional norms and pointing to higher-end builds.
Additionally, the registration of $5.4 million in commercial approvals during the current financial year underscores the predominantly residential focus of the town. Per capita residential construction in Howlong reaches approximately 58% of the Rest of NSW benchmark, positioning the locality in the 37th percentile nationwide. This subdued building rate constrains new housing stock while bolstering demand for established properties. The below-average construction volume across the country highlights the settled nature of the township and suggests potential planning constraints. Furthermore, all recent approvals have been exclusively for detached houses, reinforcing the low-density landscape and continuing to draw buyers looking for space, with an estimated ratio of 405 people per dwelling approval reflecting a calm development environment. Long-term demographic forecasts from AreaSearch's latest quarterly figures project an increase of 558 residents for Howlong through to 2041. If residential construction remains at current rates, housing creation could fail to keep pace with population growth, likely intensifying buyer competition and supporting upward pressure on home values.
Frequently Asked Questions - Development
Development applications around Howlong
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 61 current infrastructure and development projects close to Howlong, worth an estimated $3.91 billion. 11 are already under construction and 32 are due for completion within three years. The pipeline spans residential development, sports & recreation and energy. 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
Infrastructure investments and major works can significantly shape regional growth. In Howlong, no initiatives have been identified by AreaSearch that are expected to exert a local impact. Relevant broader regional projects include the North East Rail Line Upgrade, VNI West (NSW section), Inland Rail Beveridge to Albury, and the Regional Housing Fund.
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
Corowa Battery Energy Storage System
A proposed 100 MW / 200 MWh Battery Energy Storage System (BESS) on a 2-3 hectare site adjacent to the existing Essential Energy Corowa Substation on Wiradjuri country. Developed by Flow Power as a State Significant Development, the project will store surplus renewable energy from local solar generation and release it during peak demand, supporting grid stability via Frequency Control Ancillary Services (FCAS) and placing downward pressure on wholesale electricity prices. The project includes a Neighbour Benefit Program (up to $250,000) for residents within 1 km, an $800,000 Community Enhancement Fund, and approximately 70 construction jobs.The EIS underwent public exhibition with submissions closing in May 2026. Construction is expected to take 18 months once approved, with completion targeted for mid-2028.
JBS Rivalea Corowa Grower Farm
JBS Pork Australia (formerly Rivalea) is investing over $400 million to modernise pork farming operations across the Federation Council area in NSW. The Corowa Grower Farm (Redlands Road) is the existing site being upgraded, while new purpose-built breeding facilities are proposed at Rosewood Park near Mulwala, One Tree Lane near Lowesdale, and Huddans. The project separates growing and breeding operations onto individual sites to improve biosecurity, replaces ageing sheds and infrastructure in stages, and delivers state-of-the-art animal welfare, ventilation, and effluent management systems.Circular economy initiatives include nutrient recycling, expanded biogas capture (doubling CO2 abatement to ~120,000 tonnes per year), and upgraded wastewater treatment. The project supports 650 jobs in the Federation Council area and sources 95% of grain from 550+ local growers. It is being assessed as State Significant Development under the NSW Major Projects Planning Portal (SSD-93652960), with the EIS currently being prepared and community exhibition expected in early 2026. Construction is targeted to commence in 2027, with all sites fully operational by 2030.
Jindera Solar Farm
The Jindera Solar Farm is an approved State Significant Development (SSD-9549) comprising a 120 MW (AC) photovoltaic energy facility across approximately 327 hectares. The installation features around 400,000 solar panels mounted on single-axis trackers, inverter units, an on-site substation, and internal access tracks connecting into the regional 132 kV network. Once operational, the farm is projected to generate roughly 275,000 MWh annually, meeting the electricity needs of over 46,000 homes.
Corowa Regional Saleyards Redevelopment Project
The redevelopment includes a 23,662 square metre roof over livestock pens, a new office building, an expanded truck wash for biosecurity, and other operational improvements to protect stock and enhance welfare, positioning it as a premier sheep selling centre with training opportunities.
Heritage Park - Jindera
Heritage Park is a master-planned residential land subdivision delivered by Nordcon Land across approximately 36 hectares off Pioneer Drive in Jindera. The multi-stage project delivers fully serviced, half-acre (2,000 sqm) lifestyle allotments with underground utilities, town water, and natural gas. Civil construction and progressive lot registration are active across later stages.
Mitchell Street Development
14 lot residential subdivision on a 1.4ha site near the corner of Creek St and Mitchell St, creating lots approx 601m2 to 1,132m2. Development consent was granted by Greater Hume Council in June 2019 with conditions including servicing and contributions. The site sold in April 2022; current marketing and enquiries are handled by Nordcon Land.
Riverina Highway Sewer West Upgrade
Upgrade of sewer pipelines from the Main Sewer Pump Station at Wodonga Place to the Waterview treatment plant to service city growth, including the construction of a new 5.5km sewer main. Currently in site investigations and surveys phase, covering topographic mapping and underground utility location. This project supports the eventual decommissioning of the Kremur St wastewater treatment plant.
Centaur Road Reconstruction
Full reconstruction and widening of Centaur Road between Overend Street and Mudge Street to improve safety and access to nearby facilities. Works included new kerb, pavements and asphalt, replacement of the watermain, drainage upgrades and culvert extensions, shared path and footpaths, and installation of bicycle safety fence and road safety barriers. Delivered with NSW Fixing Local Roads funding and completed June 2024.
1,423 residents of Howlong are employed, from a labour force of 1,497. Unemployment sits at 4.9%, with participation at 58.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.4% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,411, about 79% of the resident population, so more people leave the area for work than travel in. 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 market in Howlong features a diverse mix of blue-collar and professional roles, marked by a pronounced industrial and manufacturing footprint alongside a 4.9% unemployment rate. As of March 2026, 1,423 residents are employed. The jobless rate sits 0.8% higher than the Regional NSW benchmark of 4.1%, while participation trails slightly at 58.6% compared to 60.6% across Regional NSW. Census findings indicate that 9.5% of workers operated from home, though this figure was likely influenced by pandemic conditions. The primary employment industries for local residents are manufacturing, health care & social assistance, and construction.
Manufacturing is heavily concentrated locally, capturing an employment share 2.8 times greater than the regional benchmark. Conversely, health care & social assistance represents an underserviced sector, employing 13.9% of the local workforce compared to 16.9% regionally. Comparing resident workers with local workplace counts highlights a limited volume of jobs situated directly within the community. Over the recent 12-month period, figures from SALM and ABS show Howlong's labour pool contracted by 5.0% while employment dropped 6.6%, pushing the unemployment rate up by 1.7 percentage points. In contrast, Regional NSW experienced a 0.4% labour force decline, a 0.9% drop in jobs, and a 0.5 percentage points rise in unemployment. Looking forward, Jobs and Skills Australia projections released in Mar-26 outline nationwide employment gains of 6.6% across five years and 13.7% over ten years. Mapping these industry trends against Howlong's workforce structure points to projected local job growth of 5.4% over five years and 12.0% over ten years.
Frequently Asked Questions - Employment
Median household income in Howlong is $1,293 a week (about $67,000 a year), with median personal income at $673 a week. ATO records put median taxable income at $46,653 a year against an average of $54,156. 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
ATO records for financial year 2023 place taxpayer earnings in the suburb of Howlong below national averages. Taxpayers recorded a median income of $46,653 and an average of $54,156, trailing the Regional NSW benchmarks of $52,390 and $65,215 respectively. Factoring in 10.32% Wage Price Index growth since financial year 2023 brings estimated earnings to $51,468 (median) and $59,745 (average) as of March 2026. Data from the 2021 Census ranks personal, family, and household earnings between the 19th and 23rd percentiles across Australia. The $1,500 - 2,999 income bracket includes 32.0% of residents (979 people), closely tracking the regional proportion of 29.9%.
While residents retain 87.3% of income after housing expenses, overall disposable income sits at the 23rd percentile nationally.
Frequently Asked Questions - Income
Howlong had 1,198 occupied dwellings at the 2021 Census, 94% detached houses and 0% apartments. 37% are owned with a mortgage, 19% rented and 45% owned outright. At that Census the median rent was $290 a week and the median mortgage repayment $1,300 a month. Rent absorbs 22.4% of household income here and mortgage repayments 23.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, standalone houses made up 93.5% of the housing stock in Howlong, while apartments, semi-detached properties, and other structures accounted for 6.5%, contrasting with Regional NSW where houses comprised 82.6% and other formats 17.4%. Outright home ownership reached 44.5%, considerably higher than regional figures, while 36.7% held a mortgage and 18.8% rented. Housing expenses remained highly accessible, with median monthly mortgage payments of $1,300 and weekly rents of $290, comparing favorably to Regional NSW averages of $1,733 and $330, as well as national figures of $1,863 for mortgages and $375 for rent.
Frequently Asked Questions - Housing
Howlong counted 1,198 households at the 2021 Census, averaging 2.3 people each. 24% are couples with children, against 37% couples without children. 26% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family arrangements constitute 70.7% of all households in the area, made up of couples without children (37.0%), couples with children (24.0%), and single parent families (8.9%). Non-family living arrangements account for the remaining 29.3%, consisting of lone-person residences (26.3%) and group housing (3.1%). The median household size is 2.3 people, slightly beneath the Regional NSW standard of 2.4.
Frequently Asked Questions - Households
12.6% of adults in Howlong hold a university qualification, including 9.0% with a bachelor degree and 1.9% with postgraduate qualifications. A further 32.8% hold a vocational qualification. 1 school serves the area, with 166 enrolment places and an average ICSEA of 984 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
Higher education qualifications in Howlong represent an area for ongoing development, with university degree attainment standing at 12.6% compared to the 32.2% NSW benchmark. Bachelor degrees account for 9.0%, followed by postgraduate degrees at 1.9% and graduate diplomas at 1.7%. Meanwhile, technical and vocational training is strongly represented, with 41.6% of residents aged 15+ possessing vocational credentials, including 32.8% holding certificates and 8.8% holding advanced diplomas. Formal education engages 24.6% of the resident community. This learning cohort comprises 9.9% attending primary school, 6.7% enrolled in secondary school, and 1.4% studying in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Howlong reaches 107 stops on 15 routes, timetabled for about 110 services a week. The typical home sits about 180 m from its nearest stop. Households keep an average of 1.5 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
The local transit network in Howlong encompasses 107 bus stops operating across 15 routes, providing a total of 113 weekly passenger trips. Transport accessibility is strong, with typical walking distances to a stop averaging 176 meters. Commuting patterns reflect an outward-focused workforce, with private motor vehicles being the dominant travel mode at 96% and households averaging 1.5 vehicles. Census records from 2021 noted that 9.5% worked from home, a metric potentially shaped by pandemic conditions. Bus routes throughout the area deliver an average service frequency of 16 trips per day, which equates to roughly 1 weekly trips per individual stop.
The mapped analysis displays the 100 nearest transit locations relative to the centre of the suburb.
Frequently Asked Questions - Transport
Transport Stops Detail
57.0% of residents in Howlong report no long-term health condition, a less healthy profile than 76% of areas nationally. 7.7% need daily assistance with core activities, and 48.4% hold private health cover. The standardised death rate runs at 5.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Community health profiles indicate notable challenges across age brackets in Howlong, accompanied by a low private health insurance uptake of approximately 48% (around 1,481 people). This coverage rate falls below the Regional NSW proportion of 51.9% and the national standard of 55.7%. Arthritis and asthma represent the most widespread medical conditions among locals, reported by 13.3 and 9.3% of the community respectively. Meanwhile, 57.0% of residents reported having no chronic medical conditions, compared to 63.3% across Regional NSW. Elevated rates of chronic illness affect working-age residents, while 31.2% of the local population is aged 65 and over (954 people), exceeding the Regional NSW proportion of 23.3% and presenting particular health requirements among seniors.
Frequently Asked Questions - Health
Howlong is largely Australian-born, at 90.7% of residents, with 2.4% speaking a language other than English at home. The largest reported ancestries are English (35.2%) and Australian (30.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity measures indicate a largely homogeneous population, with 91.7% holding Australian citizenship, 90.7% born in Australia, and 97.6% speaking only English at home. Christianity is the predominant religious faith, shared by 52.7% of the community. Additionally, Judaism represents 0.2% of residents, sitting higher than the 0.1% recorded across Regional NSW. The primary reported ancestries in Howlong are English (35.2%), Australian (30.5%), and Irish (10.2%). Several other cultural backgrounds also show higher representation relative to regional averages, including Scottish at 8.7% (vs 8.0%), Dutch at 1.6% (vs 1.0%), and Hungarian at 0.4% (vs 0.2%).
Frequently Asked Questions - Diversity
The median resident of Howlong is 49, older than 90% of areas nationally. 18.7% 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 demographic profile of Howlong leans heavily toward older age groups. As at August 2026, seniors and retirees aged 65+ make up 31.2% of the population compared to 23.3% in Regional NSW, whereas residents aged 25 - 44 represent 20.1% versus 23.5% regionally. The estimated median age remains at 49, unchanged from the 2021 Census and exceeding Regional NSW (43) and Australia (38). Residents aged 45 - 64 have reduced from 25.0% at the Census to an estimated 23.2%. By 2041, the 65+ cohort is anticipated to see the strongest growth, adding 222 residents (23%) to reach a total of 1,177.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Howlong
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) 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 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago 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 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 5 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 — 35 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,997 at the 2021 Census → 3,060 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 (SAL11957). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.