Horsham property market: the official numbers
The official read on Horsham, VIC: who lives there, what they pay in rent and repayments, and where the jobs are. Every figure below is ABS Census 2021 data, linked at the bottom so you can check it yourself.
The straight answer
At the last census, Horsham's median rent was $245/wk — 35% below the national median. Repayments ($1,203/mo) ran ahead of rent ($1,062/mo), but not brutally.
The numbers that matter
The typical repayment ran at about 21% of the median household income. These are point-in-time medians from August 2021. Rents and repayments have moved since — repayments especially, after the 2022–24 rate rises — so compare places with them; don't price today with them.
Rent against the repayment
At the census, the typical monthly rent worked out to $1,062 against a typical mortgage repayment of $1,203:
What this gap does and doesn't tell you
The mortgage figure reflects loans and rates as at August 2021, before the 2022–24 rate rises — today's repayment on a new loan would be higher. The rent figure is what tenants were actually paying, not today's asking rents. The useful signal is the shape: where rent and repayments sit close together, buying has historically competed well with renting here; where repayments tower over rent, the market prices in growth. Run your own numbers with the mortgage vs invest tool or what can I afford?
The owner–renter split
Renters are 27.6% of Horsham households. If you're buying to let, that's the depth of your market — about the national norm.
Who lives here
What the age mix means for housing
A heavy 25–44 band usually means family housing demand (and pressure on 3–4 bedroom stock); a heavy 65+ band signals downsizer and retiree demand (units, single-level living, proximity to health care). Horsham's median age of 40 sits above the national median of 38.
Where the pay cheques come from
health care & social assistance employs 19.5% of Horsham's 7,987 workers (Census 2021). Local housing demand rises and falls with it.
Buying costs in VIC, exactly
Current sale prices live behind licensed feeds we won't republish. The costs of buying don't — they're public and exact:
- Stamp duty in Victoria — exact duty and first-home-buyer concessions.
- What can I afford? — borrowing power, price range and all-in upfront cash.
- The official VIC price trend — ABS state-level values since 2011, interactive.
Common questions
What is the median rent in Horsham?
At the 2021 Census the median rent in Horsham was $245 a week — 35% below the national median ($375/wk). Rents have moved since 2021; check current listings for today's asking rents.
How many people live in Horsham?
16,985 people at the 2021 Census, with a median age of 40 (national median: 38). Horsham is one of Victoria's significant urban areas as defined by the ABS.
What do people in Horsham do for work?
The biggest employing industry is health care & social assistance, followed by retail trade (ABS Census 2021). The industry mix shapes how resilient local housing demand is.
Where this leaves you
Your call
Neither a cashflow bargain nor a pure scarcity play: rent covered about 88% of the typical repayment at the census. That middle ground tends to suit owner-occupiers better than spreadsheet investors. Size is the catch — at 16,985 people, exits are slow here. Count on months, not weeks, if you ever need to sell.
Everything above is August 2021 — before you act, pull current asking rents, vacancy and listing volumes for Horsham. Then run your own numbers: what can I afford? for borrowing power and upfront cash, and the Victoria stamp duty calculator for the tax bill.
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General information only — not financial or property advice. All figures are ABS Census 2021 ( official QuickStats for Horsham, CC-BY 4.0), which predates the 2022–24 rate rises; conditions have moved since. Last reviewed 10 July 2026.