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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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ABS ERP | -- people | --
2021 Census | -- people
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Belair has an estimated 4,897 residents. That puts 198 residents on each 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
According to the analysis by AreaSearch, the population of Belair is estimated at approximately 4,897 as of May 2026. This represents a growth of 1 people (0.0%) from the 2021 Census, which recorded 4,896 people. This shift is calculated using the June 2025 ABS estimated resident population of 4,895 combined with 11 validated new addresses registered after the Census. The resulting population density is 197 persons per square kilometer, which indicates substantial space per resident and opportunity for future expansion. Overseas migration stood out as the primary contributor to population increases, serving as the sole factor driving growth in recent times.
AreaSearch utilizes projections from the ABS and Geoscience Australia for individual SA2 regions, published in 2024 with 2022 as the baseline year. For SA2 regions lacking this dataset, as well as for projections beyond 2032, regional and LGA projections by age bracket from the SA State Government released in 2023 and based on 2021 statistics are utilized, with adjustments applied via weighted aggregation of population expansion from LGA to SA2 levels. Looking at future population trends, growth is projected to align with the lowest quartile of national regions, with the community expected to gain 173 persons by 2041 based on the most recent annual ERP statistics, representing an overall increase of 3.5% across the 16 years.
Frequently Asked Questions - Population
46 new dwellings have been approved in Belair over the past five years, an average of 9 a year. That is 1.9 approvals per 1,000 residents. Approvals are currently running at an annualised 7, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Approvals for new residential buildings in Belair average approximately 9 annually, with 46 dwellings approved during the last 5 financial years (between FY-21 and FY-25) and 7 approved during FY-26 so far. Because the last 5 financial years (between FY-21 and FY-25) saw an average of only 0.6 new residents per constructed dwelling, the supply matches or exceeds the local demand, which offers buyers more options and creates potential for population gains to exceed projections. The average estimated construction cost for these new dwellings is $364,000, which is moderately higher than the regional average and points to a focus on premium builds.
Additionally, commercial approvals worth $210,000 were registered in the current financial year, highlighting the predominantly residential character of the locality. The rate of new residential approvals per resident in Belair is approximately half of the rate seen in Greater Adelaide, placing the suburb in the 25th percentile of all analyzed locations nationwide, which limits options for buyers and increases demand for established properties. This level of activity also falls below the national average, reflecting the established status of the suburb and suggesting possible planning constraints. Furthermore, recent building activity has consisted entirely of detached houses, maintaining the low-density landscape of the suburb and appealing to buyers seeking extra space. The ratio of 622 people per single dwelling approval highlights a quiet development climate with low construction activity. According to population projections, Belair is set to add 171 residents by 2041, based on the latest quarterly figures from AreaSearch. Current construction trends suggest that new housing availability will easily satisfy this demand, maintaining favorable conditions for buyers and potentially supporting population growth that exceeds current forecasts.
Frequently Asked Questions - Development
Development applications around Belair
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Belair. A further 18 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $826 million. 7 are already under construction and 3 are due for completion within three years. The pipeline spans transport & logistics, residential development and health & medical. 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
Local infrastructure projects, major works, and urban planning decisions represent key factors influencing regional performance. AreaSearch has identified 12 active projects expected to affect the local area. The most relevant initiatives include the Adelaide Public Transport Capacity and Access project, Adelaide's Inner And Outer Ring Route Capacity Improvements, the Belair Electrical Infrastructure Modifications, and the Belair National Park Redevelopment.
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
Belair National Park Redevelopment
Integration of the former Belair Golf Course and Country Club precinct into Belair National Park with upgraded community recreation facilities. Key components include the removal of unsafe former golf assets, entry road and lighting infrastructure repairs, and the completed Stage 1 and Stage 2 upgrades at Playford Lake (incorporating a DDA-compliant trail, boardwalks, viewing platforms, and new toilet blocks with an accessible adult change facility). Activated sub-projects feature an 18-hole disc golf course operated by the SA Disc Golf Association and a bike hire hub with a public pump track built by Escapegoat Adventures.
Adelaide's Inner And Outer Ring Route Capacity Improvements
Enhancement of Adelaide's Inner and Outer Ring Routes to alleviate congestion, aiming for integrated urban mobility and addressing impacts from population growth, economic activity, and travel demand.
Kalyra Belair Village
A retirement village in Belair with 119 homes, offering a range of amenities and activities for residents. Villas are available for sale.
Hotel Panorama
Hotel Panorama is a $60 million, five-storey hospitality destination by the Hurley Hotel Group. Strategically located to support visitation for Flinders University, Flinders Medical Centre, and the Tonsley Innovation Precinct, the venue features 77 accommodation rooms, including 26 serviced apartments and two premium suites. The ground floor hosts a casual cafe bar, restaurant with a sunken fire lounge, and the Sideline sports bar. The fifth floor features a rooftop bar called Wonderland with a gold disco ball pizza oven and panoramic views from the coast to the Adelaide Hills.The project replaced the former Tonsley Hotel and officially opened on May 8, 2026.
Belair Electrical Infrastructure Modifications
Modifications to the electrical infrastructure at the junction of Russell Street, Main Road, and Sheoak Road in Belair. The project includes undergrounding overhead powerlines, removing Stobie poles, and installing new poles and equipment.
Springbank Road Pedestrian Actuated Crossing
Installation of a Pedestrian Actuated Crossing (PAC) on Springbank Road to improve pedestrian and cyclist safety and access. The project is jointly funded by the Australian and South Australian Governments.
Panorama Place Estate
A residential development offering 56 new homes, including land for sale and house and land packages, designed for contemporary living.
Belair Road Retaining Walls Maintenance
Essential maintenance works on the retaining walls along Belair Road, below the Windy Point Lookout, to ensure the long-term structural integrity of the road.
2,804 residents of Belair are employed, from a labour force of 2,838. Unemployment sits at 1.2%, with participation at 69.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 4,023, about 82% 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
Belair has a workforce characterized by high levels of education, with a strong concentration of professionals, an unemployment rate of only 1.2%, and an estimated job growth rate of 5.2% over the prior year. In March 2026, there were 2,804 employed residents, and the unemployment rate was 2.6% lower than the Greater Adelaide average of 3.8%. The labor force participation rate stands at 69.1%, compared to 66.6% in Greater Adelaide. Census data indicates that a moderate 18.3% of workers worked from home, although the influence of COVID-19 restrictions should be taken into account.
The primary employment sectors for local residents are health care & social assistance, education & training, and professional & technical. The suburb displays a strong concentration in education & training, with its employment share reaching 1.6 times the regional average. Conversely, retail trade is less prominent, employing only 7.7% of the local workforce compared to 10.0% across Greater Adelaide. The relationship between the Census working population and the resident population suggests that the suburb offers limited local employment opportunities. AreaSearch analysis of SALM and ABS statistics shows that during the 12 months leading up to March 2026, employment grew by 5.2% while the labor force expanded by 5.1%, which led to a reduction in the unemployment rate by 0.1 percentage points. Over the same period, Greater Adelaide saw employment grow by 4.2% and the labor force expand by 4.0%, while its unemployment rate dropped by 0.2 percentage points. National employment projections from Jobs and Skills Australia published in May-25 offer additional context on future demand in Belair. These five and ten-year projections have been applied to the local workforce structure to model future growth trends. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary significantly by sector. Applying these sector-specific forecasts to the employment profile of Belair suggests local employment could grow by 7.0% over five years and 14.4% over ten years (this represents a basic weighted extrapolation for comparison and does not incorporate local population forecasts).
Frequently Asked Questions - Employment
Median household income in Belair is $2,273 a week (about $118,000 a year), with median personal income at $978 a week. ATO records put median taxable income at $61,501 a year against an average of $79,331. 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
The most recent ATO data at the postcode level for financial year 2023 indicates that incomes in the Belair SA2 are exceptionally high compared to the rest of the nation, with a median of $61,501 and an average of $79,331. In comparison, Greater Adelaide recorded a median income of $54,808 and an average of $66,852. Adjusting for Wage Price Index growth of 10.17% since financial year 2023, current estimates for March 2026 are approximately $67,756 for the median and $87,399 for the average. In the 2021 Census, household, family, and personal incomes in Belair all ranked highly, placing between the 76th and 82nd percentiles nationwide.
Income distribution shows that the $1,500 - 2,999 weekly bracket accounts for 27.6% of residents (1,351 individuals), which aligns with the regional trend of 31.8% in this category. The high proportion of top earners (38.0% earning more than $3,000/week) demonstrates strong economic resources in the area. After housing costs, residents retain 88.7% of their income, indicating high purchasing power, and the SEIFA index ranks the area in the 9th decile for income.
Frequently Asked Questions - Income
Belair had 1,760 occupied dwellings at the 2021 Census, 89% detached houses and 1% apartments. 47% are owned with a mortgage, 8% rented and 45% owned outright. At that Census the median rent was $369 a week and the median mortgage repayment $2,100 a month. Rent absorbs 16.2% of household income here and mortgage repayments 21.3%. 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, the housing mix in Belair consisted of 89.2% houses and 10.8% other dwelling types (such as semi-detached homes, apartments, and alternative housing options), compared to 75.2% houses and 24.9% other dwellings across the Adelaide metro area. Home ownership rates in Belair were significantly higher than the metropolitan average, standing at 45.0%, with the remaining properties occupied by residents with a mortgage (46.6%) or renters (8.4%). The median monthly mortgage payment of $2,100 was notably higher than the Adelaide metro average of $1,562, while the median weekly rent was $369, compared to $320 in the broader Adelaide metro.
Globally within Australia, mortgage payments in Belair are higher than the national median of $1,863, whereas rents are lower than the national median of $375.
Frequently Asked Questions - Housing
Belair counted 1,760 households at the 2021 Census, averaging 2.6 people each. 39% are couples with children, more than in 77% of areas nationally, against 32% couples without children. 20% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of households at 78.6%, which includes 39.3% couples with children, 31.9% couples without children, and 6.9% single parents. Non-family households account for the remaining 21.4%, with single-person households representing 19.5% and group households making up 1.7% of the total. The median household size is 2.6 residents, which is slightly higher than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
49.2% of adults in Belair hold a university qualification, including 30.1% with a bachelor degree and 13.5% with postgraduate qualifications, higher than 87% of areas nationally. A further 14.6% hold a vocational qualification. 3 schools serve the area, with 1,420 enrolment places and an average ICSEA of 1,126 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
The level of education in Belair is notably higher than regional and state baselines, with 49.2% of residents aged 15+ holding a university degree, compared to 25.7% in SA and 28.1% in the SA4 region. This high concentration of degrees prepares the local population well for professional opportunities. Bachelor degrees are the most common qualification at 30.1%, followed by postgraduate degrees (13.5%) and graduate diplomas (5.6%). Vocational training is held by 24.6% of residents aged 15+, consisting of advanced diplomas (10.0%) and certificate qualifications (14.6%). Student numbers are high in the area, with 28.9% of the population participating in formal education.
This group includes 9.4% in primary schools, 7.7% in secondary schools, and 7.1% enrolled in higher education programs.
Frequently Asked Questions - Education
Schools Detail
Public transport in Belair reaches 44 stops on 35 routes, timetabled for about 1,300 services a week. The typical home sits about 370 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.8 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
Analysis of local public transport shows 44 active transit stops in Belair, offering a combination of train and bus services. These stops support 35 distinct routes, which generate 1,295 weekly passenger trips. Access to transit is rated as good, with an average distance of 373 meters to the nearest stop. The suburb is primarily residential, and most workers commute out of the area; private cars are the primary mode of travel at 85%, followed by trains at 6% and bicycles at 2%. Households own an average of 1.8 vehicles, which exceeds the regional average.
In the 2021 Census, 18.3% of residents reported working from home, which may reflect the influence of COVID-19 lockdowns. The average frequency of public transit services is 185 trips per day across all active routes, which averages out to approximately 29 weekly trips for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
67.7% of residents in Belair report no long-term health condition, a healthier profile than 80% of areas nationally. 5.3% need daily assistance with core activities, and 58.4% hold private health cover. The standardised death rate runs at 4.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health statistics show excellent outcomes for the Belair population, based on AreaSearch assessments of mortality rates and chronic health conditions, which reveal very low rates of common illnesses across all age brackets. Additionally, private health insurance uptake is high, covering approximately 58% of the population (~2,859 people), compared to 52.7% across Greater Adelaide. Arthritis and asthma are the most prevalent health issues, affecting 9.1% and 7.8% of the population, respectively, while 67.7% of residents reported having no chronic medical conditions, compared to 67.9% in Greater Adelaide. The working-age population exhibits strong health profiles with a low incidence of chronic illness.
Residents aged 65 and over make up 24.5% of the population (1,199 people), which is higher than the 19.2% average for Greater Adelaide. Seniors in the area experience positive health outcomes, with national health rankings matching those of the broader community.
Frequently Asked Questions - Health
Belair is largely Australian-born, at 77.4% of residents, with 7.6% speaking a language other than English at home. The largest reported ancestries are English (33.5%) and Australian (25.5%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Belair displays cultural diversity metrics similar to the regional average, with 77.4% of residents born in Australia, 91.4% holding citizenship, and 92.4% speaking only English at home. Christianity is the predominant religious affiliation, practiced by 38.7% of the population. The most distinct religious variance is seen in Judaism, which represents 0.1% of the population, matching the 0.1% average for Greater Adelaide. Regarding ancestry (based on parents' place of birth), the three most common backgrounds in Belair are English at 33.5% (well above the regional average of 27.8%), Australian at 25.5%, and Scottish at 9.2%.
Other notable cultural groups include German ancestry at 6.0% (compared to 5.1% regionally), Welsh at 0.8% (compared to 0.6% regionally), and South Australian ancestry at 0.7% (compared to 0.3% regionally).
Frequently Asked Questions - Diversity
The median resident of Belair is 47, older than 84% of areas nationally. 19.4% 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 median age in Belair is 47, which is older than the Greater Adelaide median of 39 and the national median of 38. The age distribution shows a high concentration of residents aged 75 - 84 (10.0%), while the 25 - 34 age bracket is relatively small (6.8%) compared to Greater Adelaide. Since the 2021 Census, the proportion of residents aged 75 to 84 has risen from 8.7% to 10.0%, whereas the 65 to 74 demographic has decreased from 12.6% to 10.5%. By 2041, demographic forecasts indicate notable adjustments in the age distribution.
The population aged 85 and over is projected to grow by 84% (165 people), increasing from 196 to 362. Over-65 demographics will make up 51% of the overall population growth, reflecting an aging trend. Conversely, the 0 to 4 and 35 to 44 age cohorts are expected to experience population declines.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Belair
8 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 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 8 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2025 about a year 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 Jul 2025. | ||
| 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 — 11 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (4,896 at the 2021 Census → 4,897 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 May 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 (403031065). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.