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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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Sales Activity
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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Population
An assessment of population growth drivers in Adelaide Hills reveals an overall ranking slightly below national averages considering recent, and medium term trends
Adelaide Hills' population, as of May 2026, is approximately 7,269, showing an increase of 218 people since the 2021 Census. The 2021 Census reported a population of 7,051. This change is inferred from ABS's estimated resident population of 7,256 in June 2025 and an additional 32 validated new addresses post-Census. This results in a density ratio of 19.9 persons per square kilometer. Overseas migration contributed approximately 40.1% to recent population gains, with all drivers being positive factors.
AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered and years post-2032, the SA State Government's Regional/LGA projections by age category are adopted, based on 2021 data and adjusted using weighted aggregation from LGA to SA2 levels. Future population trends suggest an increase just below the median of Australian statistical areas, with an expected expansion of 707 persons to 2041, reflecting a total increase of 9.6% over the 16 years.
Frequently Asked Questions - Population
Development
AreaSearch assessment of residential development drivers sees a low level of activity in Adelaide Hills, placing the area among the bottom 25% of areas assessed nationally
Adelaide Hills has received approximately 24 dwelling approvals annually over the past five financial years. This totals 121 homes from FY-20 to FY-25. As of FY-26, there have been 9 recorded approvals. Each year, on average, one person moved to the area for each dwelling built between FY-21 and FY-25.
The new supply has kept pace with or exceeded demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average construction cost of new dwellings is $287,000. This financial year, there have been $10.9 million in commercial approvals, indicating steady investment activity. Compared to Greater Adelaide, Adelaide Hills has 67.0% lower building activity per person. Recent development has consisted entirely of detached dwellings, maintaining the area's traditional low density character focused on family homes.
The estimated population per dwelling approval is 549 people. Population forecasts indicate Adelaide Hills will gain 694 residents by 2041. Current development levels appear aligned with future requirements, maintaining stable market conditions without significant price pressures.
Frequently Asked Questions - Development
Development applications around Adelaide Hills
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Adelaide Hills has emerging levels of nearby infrastructure activity, ranking in the 28thth percentile nationally
"Infrastructure changes significantly influence an area's performance. AreaSearch identified three projects impacting the region: Defence and Aerospace Precinct at Penfield, Angle Vale Residential Growth Area, Gawler Line Electrification & Level Crossing Removals (scheduled for completion in 2025), and Northern Adelaide Transport Study (commenced in June 2018).".
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Frequently Asked Questions - Infrastructure
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Angle Vale to Munno Para West Water and Wastewater Network Upgrade
SA Water is upgrading the water and wastewater network along Curtis Road, Heaslip Road and surrounding streets between Angle Vale and Munno Para West. Current works include wastewater mains along Curtis Road between Andrews Road and Heaslip Road, new water and wastewater mains along Heaslip Road, works across the Northern Expressway and associated pump station works. The project forms part of SA Water's metropolitan growth program supporting housing growth in Adelaide's northern suburbs, with construction traffic impacts continuing through mid-2027.
Northern Adelaide Irrigation Scheme
The Northern Adelaide Irrigation Scheme (NAIS) is a recycled water scheme delivering high-quality treated water from the Bolivar Wastewater Treatment Plant to agribusinesses across the Northern Adelaide Plains. Stage 1 infrastructure was built to provide up to 12 gigalitres per year of climate-independent recycled water for horticulture, floriculture, fruit and nut orchards, table and wine grapes, and high-value broad-acre crops, with the network designed to enable future expansion to 20 gigalitres. Key infrastructure includes an advanced water recycling plant at Bolivar, a transfer pipeline, pump stations, an above-ground earth-banked storage at Korunye, managed aquifer recharge, and a distribution network with farm-gate connection points. Construction began in 2018 and the scheme is operational. As of 2025 around 35 per cent of the contracted volume has been sold, and SA Water has been undertaking a review to assess current and forecast demand and identify potential opportunities for the scheme.
Gawler Line Electrification & Level Crossing Removals
State and federal government project to electrify the 42km Gawler rail line from Adelaide CBD to Gawler, with 25kV AC overhead wiring, new signalling systems, upgrade of 14 stations, and activation of 13 pedestrian crossings. Electrified passenger services commenced June 2022. The complementary Ovingham Level Crossing Removal ($231M) replaced the high-risk Torrens Road crossing with a new overpass, public plaza and upgraded Ovingham Railway Station, completing in late 2023.
SA Housing Trust Maintenance Contracts Review and Service Program
Statewide maintenance and service contracts for SA Housing Trust public housing properties, covering reactive maintenance, vacancy restoration and minor works across metropolitan and regional South Australia. The program is delivered by Spotless Facility Services, RTC Facilities Maintenance and Torrens Facility Management. A 2024 SA Government review examined payment, timeliness, dispute resolution and contract performance issues, and the government provided additional funding to accelerate maintenance and upgrades on vacant public housing homes.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
Barossa Growth and Infrastructure Investment Strategy
A strategic plan by The Barossa Council to guide future growth and investment in the Barossa region. It includes proposals for new employment land at Nuriootpa, residential infill in Nuriootpa, Angaston, and Tanunda, and further investigation into tourism development rezoning at Kroemer Crossing.
Defence and Aerospace Precinct at Penfield
Specialized defence and aerospace manufacturing precinct leveraging proximity to RAAF Base Edinburgh. Designed to support advanced manufacturing, research and development, and defence industry supply chains. Features secure facilities and specialized infrastructure for aerospace technologies.
Employment
Employment conditions in Adelaide Hills demonstrate exceptional strength compared to most Australian markets
Adelaide Hills has a skilled workforce with 2.8% unemployment rate as of December 2025. This is 1.0% lower than Greater Adelaide's rate of 3.8%. The employment growth over the past year was estimated at 5.3%.
As of December 2025, 4,281 residents are in work and workforce participation is 71.8%, compared to Greater Adelaide's 66.0%. According to Census responses, 14.5% of residents work from home. Leading employment industries include health care & social assistance, construction, and education & training. The area has a strong specialization in agriculture, forestry & fishing with an employment share 4.8 times the regional level.
However, health care & social assistance is under-represented at 13.4% compared to Greater Adelaide's 17.7%. Employment opportunities locally appear limited based on Census working population vs resident population comparison. Between December 2024 and December 2025, employment increased by 5.3% alongside labour force increasing by 5.3%, keeping unemployment broadly flat. In contrast, Greater Adelaide experienced employment growth of 4.2% and labour force growth of 3.9%, with a 0.3 percentage point drop in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Adelaide Hills' employment mix suggests local employment should increase by 6.0% over five years and 12.8% over ten years.
Frequently Asked Questions - Employment
Income
Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis
AreaSearch released postcode level ATO data for financial year 2023. Adelaide Hills SA2 had a median income of $53,309 and an average of $68,936 among taxpayers. These figures were slightly above the national averages. Greater Adelaide's median was $54,808 with an average of $66,852. Based on Wage Price Index growth from financial year 2023 to March 2026 (10.17%), estimated incomes for Adelaide Hills would be approximately $58,731 median and $75,947 average as of that date. Census data shows household, family, and personal incomes in Adelaide Hills cluster around the 53rd percentile nationally. Income distribution reveals 33.1% (2,406 individuals) earn between $1,500 - 2,999, similar to the broader area at 31.8%. After housing costs, residents retain 88.9% of income, indicating strong purchasing power. The area's SEIFA income ranking places it in the 6th decile.
Frequently Asked Questions - Income
Housing
Adelaide Hills is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
The dwelling structure in Adelaide Hills, as evaluated at the latest Census, consisted of 98.2% houses and 1.7% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Adelaide Hills was higher than that of Adelaide metro at 44.7%, with the remaining dwellings either mortgaged (46.4%) or rented (8.9%). The median monthly mortgage repayment in the area was $1,733, exceeding the Adelaide metro average, while the median weekly rent figure was recorded at $300, compared to Adelaide metro's $1,562 and $320 respectively. Nationally, Adelaide Hills' mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Adelaide Hills features high concentrations of family households, with a higher-than-average median household size
Family households account for 82.0% of all households, including 38.5% couples with children, 35.9% couples without children, and 7.1% single parent families. Non-family households constitute the remaining 18.0%, with lone person households at 16.7% and group households making up 1.6% of the total. The median household size is 2.7 people, larger than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
Adelaide Hills performs slightly above the national average for education, showing competitive qualification levels and steady academic outcomes
The area's university qualification rate is 22.1%, significantly lower than the SA4 region average of 42.2%. Bachelor degrees are most common at 15.3%, followed by postgraduate qualifications (4.1%) and graduate diplomas (2.7%). Vocational credentials are prevalent, with 42.5% of residents aged 15+ holding them, including advanced diplomas (13.0%) and certificates (29.5%). Educational participation is high, with 26.9% of residents currently enrolled in formal education, including 9.6% in primary, 8.2% in secondary, and 4.6% in tertiary education.
Educational participation is notably high, with 26.9% of residents currently enrolled in formal education. This includes 9.6% in primary education, 8.2% in secondary education, and 4.6% pursuing tertiary education.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
No public transport data available for this catchment area.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Adelaide Hills's residents are extremely healthy with both young and old age cohorts seeing low prevalence of common health conditions
Analysis of health metrics shows strong performance throughout Adelaide Hills.
AreaSearch's assessment reveals low prevalence of common health conditions among both young and old age cohorts. The rate of private health cover is approximately 53% of the total population (~3,874 people), leading that of the average SA2 area. The most common medical conditions are arthritis and asthma, impacting 8.7 and 7.7% of residents respectively. 68.8% of residents declared themselves completely clear of medical ailments, compared to 67.9% across Greater Adelaide. Health outcomes among the working-age population are broadly typical. The area has 22.7% of residents aged 65 and over (1,650 people), higher than the 19.2% in Greater Adelaide. Health outcomes among seniors are particularly strong, with national rankings even higher than the general population.
Frequently Asked Questions - Health
Cultural Diversity
Adelaide Hills is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics
Adelaide Hills, surveyed in June 2016, showed low cultural diversity: 83.8% were born in Australia, 92.1% were citizens, and 96.9% spoke English only at home. Christianity was the dominant religion (43.2%). The 'Other' category was underrepresented at 0.5%, compared to Greater Adelaide's 1.8%.
Top ancestral groups were English (35.4%), Australian (29.6%), and German (8.3%), all above regional averages. Notable overrepresentations included Polish (1.0% vs regional 1.0%), Hungarian (0.4% vs 0.3%), and Dutch (1.7% vs 1.2%).
Frequently Asked Questions - Diversity
Age
Adelaide Hills hosts an older demographic, ranking in the top quartile nationwide
Adelaide Hills's median age is 46 years, significantly higher than Greater Adelaide's average of 39 and Australia's national average of 38 years. The age profile shows that individuals aged 55-64 make up a prominent 17.1% of the population, compared to the national average of 11.2%. Meanwhile, those aged 25-34 constitute only 8.6%, which is smaller than the Greater Adelaide figure. Between 2021 and present, the 75-84 age group has grown from 5.5% to 7.5% of the population, while the 45-54 cohort has declined from 15.8% to 12.4%. By 2041, demographic forecasts indicate substantial changes. The 85+ cohort is projected to grow by 150%, adding 213 residents to reach a total of 356. Senior residents aged 65 and above will drive 60% of population growth, indicating a trend towards an aging population. Conversely, the number of individuals in the 55-64 age range is expected to decrease by 88%.