Highton
VICHighton is a growing suburb in VIC with 20,736 residents.
- SAL code
- 21187
- SA2
- 203021042
- Population
- 20,736
Highton, VIC had 20,736 residents at the 2021 Census, with the broader statistical area showing a 8.1% growth over the last five years. The predominant age group is 5-14 years, and the median age sits at 39. Households are most often couples with children, and those with a mortgage repay a median of $2,000 a month. Around 76.7% of homes are owner-occupied, with the largest single tenure being owned outright at 38.5%. Most dwellings are separate houses, making up 87.4% of the suburb's housing stock. The suburb has 35 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Highton, VIC at a glance
Highton is an established residential suburb on the rolling Barrabool Hills, ~6 km southwest of central Geelong in the City of Greater Geelong. Most homes are mid-century detached houses on generous lots with river-and-bay views; pockets of newer infill and townhouses sit alongside the original 1960s stock. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle and council context.
For homebuyers
Highton sits on a hilltop above the Barwon River with views across Geelong and Corio Bay, and a settled, owner-occupier feel. Streets are tree-lined and close to neighbourhood parks; Queens Park anchors the northern boundary with an 18-hole golf course and the Barwon riverbank trails. Highton Village on Barrabool Road handles day-to-day shopping; Waurn Ponds Shopping Centre and Deakin University's Waurn Ponds campus are ~5 minutes south, and central Geelong is ~6 km (≈10 minutes by car). There's no train station inside the suburb — the nearest is Marshall or Geelong, both reached by McHarry's Routes 42/43 buses. Schools include Highton Primary (1854), Bellaire Primary, Montpellier Primary, plus Christian College Geelong's Middle School campus. In short: a settled, family-oriented Geelong suburb with views, established schools and the Waurn Ponds hub on its doorstep.
For investors
Highton reads as a stability-and-amenity play rather than a yield play. Median house sale $885,000 against $570/week rent gives ~3.27% gross yield (Your Investment Property May 2026); units median $560,000 / $450/wk rent ~4.26%. 12-month house growth +2.67% (quarter -0.28%); units +7.69% (quarter +3.80%). 325 house and ~100 unit sales in the past 12 months — a deep, liquid market. Days-on-market ~30 (houses), ~28 (units).
Strengths
- Deep transaction market (~325 house + 100 unit sales/yr) — easy to enter and exit at scale.
- Established amenity (golf course, Highton Village, three state primaries + Christian College Middle) underpins long-tenure family demand.
- Unit segment showing stronger momentum — +7.69% YoY and +3.80% quarterly (Your Investment Property May 2026) — useful entry point at $560K median.
- Greater Geelong vacancy ~1.4% (SQM Research) flags region-wide tight leasing conditions.
Trade-offs
- House yield is thin at ~3.27% — well below Geelong-region high-yield pockets; cashflow plays sit elsewhere.
- House capital growth has flattened — +2.67% YoY and -0.28% in the last quarter (Your Investment Property May 2026).
- Days-on-market ~30 indicates buyers can take their time; not a vendor-pressured market.
- No train station in-suburb — bus-only to Geelong/Marshall stations limits commuter-tenant pool vs rail-served Belmont or Waurn Ponds.
What's coming
City of Greater Geelong's proposed 2025-26 to 2028-29 budget commits ~$764 million in capital works over four years, including a $1.4 million female-friendly changeroom upgrade at Queens Park, Highton. The council's Northern and Western Geelong Growth Areas program continues to absorb most new greenfield supply, leaving Highton's redevelopment story driven by infill rather than estate releases.
Bottom line
For homebuyers: a settled, view-rich Geelong family suburb with established schools and easy Waurn Ponds access. For investors: a stability-plus-amenity hold with thin house yields and a more interesting unit segment.
Population
?20,736
Suburb · Census 2021
5-Year Growth
+8.1%
3yr: +5.0% · 10yr: +15.2%
SA2 · 5yr
Household Income
$2,054/wk
Suburb · Census 2021 median
Median Age
39
Suburb · Census 2021
Socio-Economic Index
?9/10
SA2 · least disadvantaged
Unemployment
?2.2%
SA2 · Q4 2025
Schools
4
4 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?10
2 long day, 4 OSHC
Parks & green space
?35
Parks, reserves
Transport stops
?46
GTFS stops
Dwelling approvals
No data for this suburb
Median House Sale Price
Source: Valuer-General Victoria (suburb-level quarterly medians).
→ Calculate stamp duty on this suburb's median price→ Estimate mortgage repayments
Safety & Crime
2025 Q4Reported incidents from VIC police. Offence rates may not reflect all crime.
Population over time — Highton (SA2)
ABS publishes annual estimates only at SA2; Highton suburb alone is ~20,736 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 15,469 to 25,794 over 24 years, averaging 2.2% per year.
Schools
4 in suburbSector
3 public · 1 private
Type
3 primary · 1 K-12
Total enrolment
3,450
Avg per school
863
Government school catchment
Catchment data is not yet available for VIC.
Source when available: Victorian Department of Education / Vicmap School Zones.
Profile
Census snapshot
Housing
Public housing 0.5%Almost entirely detached houses (87.4%), owner-occupied (76.7%).
Dwelling mix
Tenure
VIC 29%
Number of bedrooms
Bushfire risk
Source: VIC DTP Designated Bushfire Prone Area
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Source: VIC DTP Vicmap Planning Overlay (flood codes)
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
11 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| GRZ1 | General Residential Zone Schedule 1Residential | 36.1% | 4.16 km² |
| NRZ8 | Neighbourhood Residential Zone Schedule 8Residential | 34.4% | 3.97 km² |
| TRZ2 | TRZ2Special use | 7.8% | 0.90 km² |
| PPRZ | Public Park and Recreation ZoneRecreation | 6.7% | 0.77 km² |
| GRZ4 | General Residential Zone Schedule 4Residential | 5.3% | 0.61 km² |
| PCRZ | Public Conservation and Resource ZoneEnvironmental | 5.1% | 0.59 km² |
| PUZ1 | Public Use Zone Schedule 1Special use | 3.3% | 0.38 km² |
| C1Z | Commercial 1 ZoneBusiness | 0.5% | 0.06 km² |
| PUZ5 | Public Use Zone Schedule 5Special use | 0.4% | 0.04 km² |
| MUZ | Mixed Use ZoneResidential | 0.2% | 0.02 km² |
| FZ | Farming ZoneRural | 0.2% | 0.02 km² |
Source: VIC DTP Vicmap Planning Zones (ZONE_VIC/2026-04-29/08783d2926383881) · As of Apr 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.