Higgins was developed in the late 1960s as part of the rapid expansion of the Belconnen district. The suburb's street names follow a theme of Australian judges, reflecting the namesake's legal background. It was designed with the Radburn-inspired principles common to Canberra at the time, featuring extensive pedestrian parklands and underpasses.
Today, Higgins is transitioning from a retirement-heavy demographic to a vibrant family-centric suburb as younger buyers renovate the original 1970s brick cottages.
- Large block sizes typical of 1970s Canberra planning.
- RZ2 zoning on many blocks allows for future dual-occupancy development.
- Quiet, established streets with mature tree canopies.
- Proximity to Kippax Fair and Belconnen Town Centre.
- Strong community spirit and active local residents' groups.
- Presence of 'Mr Fluffy' loose-fill asbestos history in the suburb.
- Aging infrastructure (plumbing/electrical) in unrenovated 1970s homes.
- Lack of a dedicated primary school within the suburb boundaries.
- Limited nightlife or high-end dining within walking distance.
- Strict ACT tree protection laws can limit development on some blocks.
How this suburb feels day-to-day.
Dominant dwelling stock.
Typical entry to ceiling.
Higgins represents the 'middle ring' of Belconnen. It offers the space that modern families crave while remaining significantly cheaper than inner-north or inner-south suburbs, making it a prime target for gentrification.
$820k – $1.4m
$550k – $750k
12-month movement
Current asking rents
The price dip in 2023 has been fully recovered, and the suburb is now seeing premium prices for fully renovated 'turn-key' homes.
Price comparison
Median price ÷ median income
Estimated rental yield
Higgins remains a 'value' suburb compared to neighboring Florey or Weetangera, offering similar block sizes for a lower entry price.
Lower = tighter market
Avg time on market
Annual rental increase
Young families, public servants, and staff from the nearby Calvary Hospital.
Strong. The combination of high rental demand and the ability to add value through RZ2 development makes it a top-tier investment choice in Belconnen.
- RZ2 zoning allowing for increased density and dual occupancy.
- Gentrification as younger buyers replace original owners.
- Proximity to the expanding Belconnen employment hub.
- Limited supply of large blocks in newer Canberra suburbs.
- Rising interest rates impacting borrowing capacity for the mid-market.
- Cost of construction for dual-occupancy projects.
- Competition from newer developments in nearby Ginninderry.
Expect Higgins to outperform the broader ACT market as the 'renovator' trend peaks and RZ2 developments increase the suburb's average dwelling value.
vs last 12 months
Relative comparison
Standard residential precautions apply. The area around the Higgins shops is generally quiet but check local police reports for occasional opportunistic theft.
The primary risks are structural rather than environmental. Higgins is a low-risk suburb for natural disasters but requires careful building inspections.
Very low risk; suburb is elevated with good drainage infrastructure.
Low risk; however, properties bordering the western green belts should maintain asset protection zones.
Standard premiums apply; no significant 'red-flag' loading for this postcode.
Tree Protection Zone, Loose-fill Asbestos Insulation (historical)
Blocks over 700sqm with RZ2 zoning are being targeted for dual-occupancy 'manor house' style developments.
The ACT's planning changes in 2024-2025 have made it easier to subdivide RZ2 blocks, creating significant 'lazy land' value for homeowners.
Good bus coverage via the 40-series routes to Belconnen and Civic.
Higgins shops feature a supermarket, pharmacy, and local takeaway.
Excellent; the suburb is bisected by the Higgins Neighbourhood Oval and various parkland loops.
Catchment for Kingsford Smith School (P-10) and Southern Cross Early Childhood School.
Close proximity to North Canberra Hospital (formerly Calvary) and Belconnen medical precincts.
A stable, middle-income suburb with a high proportion of families and increasing numbers of university-educated professionals.
The high owner-occupancy rate ensures well-maintained properties and a stable community environment.
Most development is 'infill' rather than large-scale commercial projects.
- Modernization of the housing stock through private renovations.
- Increased housing diversity from RZ2 dual-occupancy builds.
- Upgrades to local playground and park facilities by ACT Government.
- Short-term construction noise on residential streets.
- Loss of some backyard privacy as density increases.
Residents value the quiet, safe atmosphere and the large backyards which are becoming rare in Canberra. There is a strong sense of pride among those renovating older homes.
Perfect for raising kids; the parks are everywhere and neighbors actually know each other.
Found a solid 70s house on a huge block; hard work but the equity is growing fast.
Never had a vacancy longer than a week; tenants are usually young families or professionals.
Love the peace, but I wish the Higgins shops had a bit more life in the evenings.
Close enough to Belconnen for work but feels like a private sanctuary at home.
Hard to find this much space closer to the city for this price.
- Prioritize RZ2 zoned blocks for long-term capital gains.
- Check the 'Loose-fill Asbestos Insulation Register' for every property.
- Look for original 'ex-govvie' homes that haven't been touched; they offer the best value-add potential.
- Check for north-to-the-rear orientation to maximize Canberra's winter sun.
- Don't be deterred by basic local shops; Kippax is only 3 minutes away.
- Verify if the property has been re-plumbed and re-wired.
- Is this property on the Loose-fill Asbestos Insulation Register?
- Has the electrical switchboard been upgraded to modern standards?
- Are there any unapproved structures on the block?
- What is the specific zoning, and has a feasibility study for dual-occupancy been done?
- Are there any protected trees that would interfere with an extension?
- What are the current neighbors like—mostly owners or renters?
- Has the plumbing been replaced, or is it original earthenware?
- When was the last time the roof was pointed and bedded?
- Highlight renovation potential or RZ2 development opportunities in marketing.
- Ensure gardens are tidy; 'street appeal' is vital for the family demographic.
- Provide a clear building and pest report to speed up the exchange process.
- Stage the home to show how 1970s layouts can work for modern living.
- Target young families currently renting in the inner-north.
Position the property as a 'forever home' with room to grow. Emphasize the land value and the quiet, safe nature of the street.
Higgins offers a 'buy and hold' strategy with development upside.
High renovation costs and potential for asbestos-related complications.
- Target 3-bedroom houses on 750sqm+ RZ2 blocks.
- Perform a cosmetic renovation to maximize rental yield immediately.
- Hold for 5-10 years as the suburb gentrifies.
- Explore dual-occupancy options under the new Territory Plan.
- Look for homes with ducted gas heating or reverse cycle air-con; 70s homes can be cold.
- Check the size of the backyard if you have pets; Higgins is great for dogs.
- Ask about the insulation status of the property.
Large blocks and quiet streets.
Older homes may have higher energy bills if not upgraded.
- Install energy-efficient heating to meet ACT minimum rental standards.
- Maintain the garden to attract long-term family tenants.
- Consider allowing pets to tap into the high demand from local dog owners.
Ensure compliance with ACT's ceiling insulation and smoke alarm legislation.
- The market is currently driven by first and second-home buyers.
- RZ2 blocks are fetching a premium even if the house is in poor condition.
- Stock levels remain lower than historical averages.
Focus on 'The Big Backyard', 'Development Potential', and 'Safe Family Living'.
Young professional couples and families looking to upsize from apartments.
This report is based on data available as of March 13, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
