Belair

SA2

Greater Adelaide / Mitcham

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Statistical Area (SA2) Boundary Analysis

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 ActivityProperty Sales Trends in Belair

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DemographicsPopulation Growth in Belair

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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 research conducted by AreaSearch, the resident population of Belair stands at approximately 4,897 as of Aug 2026. This marks a modest rise of 1 people (virtually no change, recorded at 0.0%) from the 4,896 people documented in the 2021 Census. Such demographic movement is established through the ABS estimated resident population figure of 4,895 recorded as of June 2025 alongside 11 validated new addresses registered following the Census. With an overall density of 197 persons per square kilometer, the locality offers ample space per inhabitant as well as capacity for future residential creation.

In recent times, population additions have been underpinned almost exclusively by overseas migration. Projections developed by ABS/Geoscience Australia (issued in 2024 using 2022 as their starting baseline) are applied by AreaSearch across SA2 divisions. Where SA2 zones lack coverage or for intervals beyond post-2032, models integrate the SA State Government's Regional/LGA age cohort forecasts published in 2023 from 2021 data, adjusted via weighted growth aggregation from local government to SA2 boundaries. Anticipated demographic patterns suggest expansion within the lower quartile of statistical areas nationwide, projecting a rise of 166 persons by 2041 under latest annual ERP figures, translating to an overall growth rate of 3.4% across the 16 years.

Frequently Asked Questions - Population

What is the latest population estimate for the Belair SA2?
Total population for the Belair SA2 was estimated to be approximately 4,897 as at Aug 26. This is based upon an estimated resident population of 4,895 from the ABS up to June 2025.
How has the population in the Belair SA2 changed since 2021?
The belair sa2 has added approximately 1 people and shown a 0.02% increase from the 4,896 people recorded at the 2021 Census period.
What is the population density in the Belair SA2?
The population density in the Belair SA2 is estimated at 197 persons per square kilometer based on the latest population estimate.
How much has the population grown over the past 10 years in the Belair SA2?
Over the past 10 years, the population in the Belair SA2 has shown a compound annual growth rate of 0.4% per annum.
What are the main drivers of population growth in the Belair SA2?
Population growth in the Belair SA2 is driven by: Overseas migration (100.0%), Natural increase (0.0%), Interstate migration (0.0%). The primary driver is Overseas migration, contributing 100.0% of overall population gains.

Residential SupplyHousing Development & Building Approvals in Belair

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40 new dwellings have been approved in Belair over the past five years, an average of 8 a year. That is 1.6 approvals per 1,000 residents. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.

Detail

Residential planning permissions across Belair average approximately 8 dwellings each year, amounting to 40 homes over the preceding 5 financial years. Given that only 0.7 people per year have arrived for each residential property constructed during the past 5 financial years (from FY-22 to FY-26), local building activity is matching or exceeding incoming demand, providing purchasers with ample options while opening avenues for higher population gains than anticipated. In addition, average residential construction costs sit at $521,000, signaling a clear strategic emphasis from developers on upmarket, higher-tier builds. Approvals for commercial projects have reached $210,000 this financial year, pointing to an environment geared predominantly toward living spaces.

Compared with Greater Adelaide, Belair experiences roughly half as many new dwelling approvals per resident, positioning it within the 23rd percentile among nationally evaluated regions. This relatively low approval rate restricts options for homebuyers and intensifies interest in currently available properties. The subdued development pace aligns with national averages and signals the locality's established status, potentially indicating restrictions on future planning approvals. Current construction trends reveal that 88.0% of new dwellings are detached units while 12.0% are classified as medium or high-density housing. This mix preserves the neighborhood's historical preference for spacious family residences, particularly attracting residents who desire ample living area. The calculated figure of 622 people per dwelling approval underscores the tranquil nature of development in this community. These figures reflect anticipated construction expenditures rather than market purchase prices. Moving forward, projections from the most recent AreaSearch quarterly update indicate an influx of 164 residents by 2041. Considering existing building trajectories, future additions to the housing stock appear well-positioned to satisfy demand, generating advantageous circumstances for purchasers and possibly allowing population growth to outpace current projections.

Frequently Asked Questions - Development

How many dwelling approvals have occurred in the Belair SA2 recently?
Dwelling approval activity in the the Belair SA2 area has seen 16 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Belair SA2's current population of 4,897 has been supported by 8 approvals on average over recent years.
How does the Belair SA2's development activity compare to the broader region?
The Belair SA2 has seen 0.16 approvals per 100 people in recent years, compared to 0.74 approvals in the broader region. This means that one dwelling has been approved for every 622 people in the Belair SA2, compared to one for every 122 in the broader region.
Is the Belair SA2 keeping up with housing demand?
With the population expected to increase by 164 people by 2041, around 82 new dwellings will be necessary. Recent approval levels appear more than sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling. This suggests that population growth may exceed trend projections in the coming years, supported by a robust housing supply.
What has been the trend in development approvals over the past five years in the Belair SA2?
Looking at development activity over the past five years, the Belair SA2's approval levels have been consistent with the yearly average of 8, showing stable development patterns.
How many dwellings will be needed to accommodate future population growth in the Belair SA2?
The population in the Belair SA2 is expected to grow by 164 people by 2041, necessitating approximately 82 new dwellings. This calculation is based on the current census average of 2.0 persons per dwelling in the area.
How does recent development compare to population growth in the Belair SA2?
Over the past five years, the population in the Belair SA2 has grown by approximately 3 people, while 40 residential approvals were recorded. This equates to a ratio of 0.1 people added for each new dwelling approval. This low ratio indicates housing supply is outpacing population growth, potentially creating market oversupply.
Are there opportunities for residential developers in the Belair SA2?
With dwelling approval activity running at an average of 8 approvals per year and a population of 4,897, the market appears to be adequately supplied relative to projected housing demand in recent years, suggesting that developers should have a longer-term approach when considering new projects. With the population expected to increase by 164 people by 2041, around 82 new dwellings will be necessary. Recent approval levels appear more than sufficient to meet these forecasts, considering the census average of 2.0 persons per dwelling. This suggests that population growth may exceed trend projections in the coming years, supported by a robust housing supply.
Approvals Pipeline Development applications near Belair

Development applications around Belair

Development approvals is a new addition to AreaSearch. We’re actively expanding council coverage and refining the dataset — details and statuses for some councils may be partial. Check back regularly for the latest pipeline.
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.

Project PipelineInfrastructure & Major Projects in Belair

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AreaSearch tracks 4 current infrastructure and development projects inside Belair, worth an estimated $15 million. A further 17 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $1.37 billion. 7 are already under construction and 5 are due for completion within three years. The pipeline spans transport & logistics, health & medical and residential development. 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

Few elements shape a community's trajectory as significantly as upgrades to public works, major development schemes, and municipal planning strategies. AreaSearch has registered 12 projects anticipated to influence the immediate region. Prominent undertakings encompass Adelaide Public Transport Capacity and Access, Adelaide's Inner And Outer Ring Route Capacity Improvements, Belair Electrical Infrastructure Modifications, and Belair National Park Redevelopment, with key initiatives outlined below.

Professional plan users can use the search below to filter and access additional projects.

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Frequently Asked Questions - Infrastructure

What are some of the major infrastructure and planning changes likely to influence the Belair SA2?
Key infrastructure and planning changes likely to influence the Belair SA2 include: Adelaide Public Transport Capacity and Access (Planning); Adelaide's Inner And Outer Ring Route Capacity Improvements (Proposed); Belair Electrical Infrastructure Modifications (Construction); Belair National Park Redevelopment (Construction); and Springbank Road Pedestrian Actuated Crossing (Construction). These projects represent significant developments that will shape the area's future infrastructure landscape.
What types of infrastructure projects are impacting the Belair SA2?
Infrastructure development impacting the Belair SA2 spans multiple sectors including Transport & Logistics, Health & Medical, and Environmental & Disaster Management, among others.
What is the scale of infrastructure investment impacting the Belair SA2?
Infrastructure investment analysis indicates substantial capital deployment exceeding $3.3 billion in projects that will impact the extended area.
How does the Belair SA2's infrastructure development compare to other areas?
Infrastructure development activity impacting the Belair SA2 currently ranks below national averages at the 17thth percentile.
Old Belair and James Road Junction Upgrade
Category: Transport & Logistics
Stage: Planning | Est. Comp: 2027
Source / Links: Link 1   

Part of the broader Mitcham Hills Road Corridor Upgrade program funded by the South Australian and Australian Governments. The junction upgrade focuses on improving safety, intersection geometry, and traffic flow at the intersection of Old Belair Road and James Road in Belair. Department for Infrastructure and Transport (DIT) is overseeing corridor planning and assessment.

Transport & Logistics

Belair National Park Redevelopment
Category: Tourism
Stage: Construction | Est. Comp: 2026
Source / Links: Link 1   Link 2  

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.

Tourism

Belair Electrical Infrastructure Modifications
Category: Energy
Stage: Completed | Est. Comp: 2024
Source / Links: Link 1   

Electrical infrastructure modifications delivered by SA Power Networks at the junction of Russell Street, Main Road, and Sheoak Road in Belair. The works involved undergrounding overhead powerlines, removing redundant Stobie poles, and installing upgraded distribution equipment to improve local power reliability and bushfire safety. The civil and electrical works at the intersection have reached practical completion.

Energy

Adelaide's Inner And Outer Ring Route Capacity Improvements
Category: Transport & Logistics
Stage: Proposed | Est. Comp: 0
Source / Links: Link 1   

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.

Transport & Logistics

Kalyra Belair Village
Category: Health & Medical
Stage: Completed | Est. Comp: 0
Source / Links: Link 1   

A retirement village in Belair with 119 homes, offering a range of amenities and activities for residents. Villas are available for sale.

Health & Medical

Hotel Panorama
Category: Tourism
Stage: Completed | Est. Comp: 2026
Source / Links: Link 1   Link 2  

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.

Tourism

Springbank Road Pedestrian Actuated Crossing
Category: Transport & Logistics
Stage: Construction | Est. Comp: 0
Source / Links: Link 1   

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.

Transport & Logistics

Panorama Place Estate
Category: Residential Development
Stage: Planning | Est. Comp: 0

A residential development offering 56 new homes, including land for sale and house and land packages, designed for contemporary living.

Residential Development

Jobs & IndustryEmployment Trends in Belair

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2,804 residents of Belair are employed, from a labour force of 2,838. Unemployment sits at 1.2%, with participation at 68.8%. 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 benefits from an exceptionally qualified labor force characterized by substantial participation in professional disciplines, a minimal jobless rate of 1.2%, and 5.2% estimated employment growth over the past year. By March 2026, employed residents numbered 2,804, and the local jobless rate sits 2.6% beneath the 3.8% recorded for Greater Adelaide, accompanied by a standard participation rate of 68.8% (relative to 66.4% across Greater Adelaide). Census records indicate that 18.3% of the working population operated from home, though this figure was likely shaped by prevailing Covid-19 restrictions. The primary sectors engaging local workers are health care & social assistance, education & training, together with professional & technical services.

Belair exhibits an especially pronounced focus in education & training, employing a concentration 1.6 times greater than the broader metropolitan standard. In contrast, retail trade captures only 7.7% of local workers, trailing the 10.0% benchmark for Greater Adelaide. Comparing the active working population against the total resident count shows a relatively constrained volume of internal job opportunities. An examination of SALM and ABS statistics by AreaSearch shows that during the 12-month period, local employment expanded by 5.2% while the workforce rose by 5.1%, driving a 0.1 percentage point contraction in unemployment. Over the same timeframe, Greater Adelaide saw employment grow by 4.2% and the labor force by 4.0%, which led to a 0.2 percentage point drop in joblessness. National employment outlooks from Jobs and Skills Australia as of Mar-26 provide additional context regarding future workforce requirements in Belair. These five- and ten-year models, aligned with local industry profiles, map out expected hiring trajectories. Against nationwide projections of 6.6% over five years and 13.7% over ten years, sector variations are notable; calibrating these patterns against the Belair occupational base suggests local employment increases of 7.0% across five years and 14.4% across ten years (representing a baseline illustrative weighting that excludes specific local demographic trends).

Frequently Asked Questions - Employment

What is the employment situation in the Belair SA2?
As of March 2026, the Belair SA2 has approximately 2,804 employed residents with an unemployment rate of 1.2%. This very low unemployment rate indicates a tight labour market with strong demand for workers. The area ranks in the top 25% nationally for employment performance, indicating a robust job market.
How does the Belair SA2's unemployment rate compare to the broader region?
As of March 2026, the unemployment rate in the Belair SA2 stands at 1.2%, which is 2.6 percentage points below Greater Adelaide's rate of 3.8%. This lower unemployment rate suggests stronger local employment conditions. For comparison, the national unemployment rate is 4.2%.
What are the major employment sectors in the Belair SA2?
The employment landscape in the Belair SA2 is dominated by several key sectors. The largest employers are health care & social assistance (17.5% of employment), education & training (14.8%), and professional & technical (11.7%). Other significant employers include public administration & safety and retail trade.
How has employment changed recently in the Belair SA2?
Over the past year to March 2026, the Belair SA2 has experienced employment growth, with total employment increasing while the labour force increased. As a result, the unemployment rate has fall. By comparison, Greater Adelaide saw employment increased and its unemployment rate dropped.
What is the workforce participation rate in the Belair SA2?
The workforce participation rate in the Belair SA2 is 68.8%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate leading the Greater Adelaide average of 66.4%, showing similar workforce dynamics to the broader region.
Which industries are over-represented in the Belair SA2's employment market?
The belair sa2 shows notable specialization in education & training, which employs 14.8% of the local workforce compared to 9.3% regionally. This concentration suggests the area has developed competitive advantages in this sector. The area also shows above-average employment in 1 other sectors, contributing to a distinctive economic profile.
What are the employment growth prospects for the Belair SA2?
Based on Jobs and Skills Australia projections applied to the Belair SA2's industry mix, employment is expected to grow by 7.0% over the next five years and 14.4% over ten years. This exceeds the national forecast of 6.6% over five years, suggesting the area's industry composition is well-positioned for future growth. Steady growth is anticipated across multiple sectors, providing diverse employment opportunities.
How does the job market in the Belair SA2 compare nationally?
The belair sa2's employment market shows strong performance nationally, ranking in the top 25% of areas assessed by AreaSearch. This indicates robust employment conditions and economic vitality compared to other regions. Recent job advertisement trends show the broader employment region experienced 0.7% growth, ranking 11.0th out of 37 regions nationally.
What employment opportunities exist for skilled workers in the Belair SA2?
Skilled workers will find excellent opportunities in the Belair SA2, with knowledge-intensive sectors comprising 48.9% of local employment. Key sectors for skilled workers include health care & social assistance (17.5%), education & training (14.8%), and professional & technical (11.7%). With projected employment growth of 7.0% over five years, demand for skilled workers is expected to remain strong.

EarningsHousehold Income in Belair

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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

ATO taxpayer statistics at postcode level compiled by AreaSearch for financial year 2023 show the Belair SA2 achieving a median taxable income of $61,501 and a mean figure of $79,331. These metrics rank remarkably high on a nationwide scale and exceed the Greater Adelaide median of $54,808 as well as the average of $66,852. Factoring in an Wage Price Index increase of 10.17% following financial year 2023, present values reach approximately $67,756 for median income and $87,399 for average income as of March 2026. The 2021 Census places local personal, family, and household earnings comfortably between the 76th and 82nd percentiles across Australia.

Individual income distributions show that the $1,500 - 2,999 tier contains 27.6% of residents (1,351 people), mirroring regional trends where 31.8% fall within this boundary. Furthermore, a substantial 38.0% take home in excess of $3,000 per week, highlighting considerable local affluence that underpins local commerce. After covering accommodation costs, householders retain 88.7% of their earnings, underscoring strong disposable capacity and securing a SEIFA income placement within the 9th decile.

Frequently Asked Questions - Income

What is the median taxable income in the Belair SA2?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the Belair SA2 is approximately $67,756. The official ATO data from FY-23 recorded a median of $61,501.
What is the average taxable income in the Belair SA2?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the Belair SA2 is approximately $87,399. The official ATO data from FY-23 recorded an average of $79,331.
How does the median taxable income in the Belair SA2 compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated median taxable income in the Belair SA2 is approximately $67,756 compared to $60,382 in Greater Adelaide. The official ATO data from FY-23 shows $61,501 and $54,808 respectively.
How does the average taxable income in the Belair SA2 compare to the region?
Based on Wage Price Index adjustments to March 2026, the estimated average taxable income in the Belair SA2 is approximately $87,399 compared to $73,651 in Greater Adelaide. The official ATO data from FY-23 shows $79,331 and $66,852 respectively.
What are the main income cohorts in the Belair SA2 according to the 2021 Census?
As per the 2021 Census, the income bracket containing the largest proportion (~27.6% / 1,351 persons) of the Belair SA2's population is the $1,500 - 2,999 cohort.
How do the main income cohorts in the Belair SA2 compare to the region?
The largest income cohort in the Belair SA2 is the $1,500 - 2,999 group, representing about 27.6% of the population. In comparison, Greater Adelaide's largest income cohort is the $1,500 - 2,999 group, representing 31.8% of its population, according to the 2021 Census.
What is the median household income in the Belair SA2 according to the 2021 Census?
The 2021 Census data indicates that the median household income in the Belair SA2 is $2,273/wk.
What is the median family income in the Belair SA2 according to the 2021 Census?
According to the 2021 Census, the median family income in the Belair SA2 is $2,787/wk.
What is the median personal income in the Belair SA2 according to the 2021 Census?
The 2021 Census shows that the median personal income in the Belair SA2 is $978/wk.
How does the Belair SA2's income rank nationally?
The Belair SA2's income level is among the highest in Australia according to the latest ATO data aggregated by AreaSearch for FY-23. The Belair SA2's median income among taxpayers is $61,501 and the average income stands at $79,331, which compares to figures for Greater Adelaide's of $54,808 and $66,852 respectively. Based on Wage Price Index growth of 10.17% since FY-23, current estimates would be approximately $67,756 (median) and $87,399 (average) as of March 2026.
What is the disposable income in the Belair SA2?
The estimated disposable income in the Belair SA2 is $8,737 per year according to AreaSearch analysis.
How does the Belair SA2's disposable income compare to the region?
The belair sa2's disposable income is $8,737 compared to $5,698 for Greater Adelaide, based on AreaSearch analysis.

Housing StockHousing & Dwellings in Belair

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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

Housing profiles captured during the most recent Census revealed that Belair comprised 89.2% detached houses and 10.8% other dwellings (including semi-detached units, apartments, and alternative structures), contrasting with the Adelaide metro distribution of 75.2% houses and 24.9% other dwellings. Unencumbered home ownership reached 45.0%, significantly exceeding metropolitan levels, while remaining residences were either being purchased under a mortgage (46.6%) or occupied by tenants (8.4%). Typical mortgage obligations stood at $2,100 per month, substantially higher than the Adelaide metro median of $1,562, whereas median weekly rent was $369 compared to $320 regionally.

Compared to wider Australian benchmarks, mortgage repayments in Belair exceed the national average of $1,863, while weekly rental outlays sit below the $375 national standard.

Frequently Asked Questions - Housing

What percentage of homes are owned vs rented in the Belair SA2?
In the Belair SA2, 45.0% of homes are owned outright, 46.6% are owned with a mortgage, and 8.4% are rented.
What percentage of dwellings in the Belair SA2 are houses?
According to the latest data, 89.2% of dwellings in the Belair SA2 are houses.
What percentage of dwellings in the Belair SA2 are apartments or units?
In the Belair SA2, 0.5% of dwellings are apartments or units, with an additional 9.2% being semi-detached dwellings.
What is the level of outright home ownership in the Belair SA2?
Outright home ownership in the Belair SA2 stands at 45.0%, compared to 32.1% in Greater Adelaide.
What is the median monthly mortgage repayment in the Belair SA2?
The median monthly mortgage repayment in the Belair SA2 is $2,100, compared to $1,562 in Greater Adelaide.
What is the median weekly rent in the Belair SA2?
The median weekly rent in the Belair SA2 is $369, compared to $320 in Greater Adelaide.
What is the distribution of rental prices in the Belair SA2?
In the Belair SA2, 7.1% of rentals are $0-149/week, 33.3% are $150-349/week, 57.1% are $350-649/week, 2.4% are $650-949/week, and 0.0% are $950+/week.
What is the average monthly housing cost in the Belair SA2?
The aggregate monthly housing cost in the Belair SA2 is $1,112, which represents the average monthly cost across all housing types.
What percentage of income do residents spend on housing in the Belair SA2?
In the Belair SA2, households with mortgages typically spend 21.3% of their income on mortgage repayments, while renters spend 16.2% of their income on rent.
How crowded are homes in the Belair SA2?
The average persons per bedroom ratio in the Belair SA2 is 0.8, indicating the level of household density.
How does housing affordability in the Belair SA2 compare to the region?
Housing affordability in the Belair SA2 shows mortgage holders spending 21.3% of income on repayments (vs 23.3% regionally), while renters spend 16.2% of income on rent (vs 20.7% regionally).
What types of dwellings are most common in the Belair SA2?
The dwelling mix in the Belair SA2 consists of 89.2% detached houses, 9.2% semi-detached dwellings, 0.5% apartments, and 1.1% other dwelling types.
What is the weighted average housing cost based on tenure mix in the Belair SA2?
Accounting for the local ownership mix, the weighted average monthly housing cost is approximately $1,113. This accounts for outright owners paying no housing costs, mortgage holders paying $2,100/month, and renters paying $1,598/month.
How affordable is housing in the Belair SA2 relative to local incomes?
Housing in Belair consumes approximately 11.3% of median household income ($9,842 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
How do proposed developments compare to existing housing types in the Belair SA2?
Recent development applications in Belair show attached dwellings contributing 12% of approvals compared to 11% of existing stock, while detached houses represent 88% of applications versus 89% of current dwellings. This suggests development patterns consistent with existing housing mix. Density increases remain below national trends.

HouseholdsHousehold Composition in Belair

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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

Family units constitute the vast majority of local living arrangements at 78.6%, including 39.3% couples with children, 31.9% couples without children, and 6.9% single parent families. Non-family residences make up the remaining 21.4%, where single-occupant homes represent 19.5% and group arrangements account for 1.7%. The typical household spans 2.6 people, slightly higher than the Greater Adelaide figure of 2.5.

Frequently Asked Questions - Households

How many households are in the Belair SA2?
As of the 2021 Census, the Belair SA2 had 1,760 households. Based on population growth patterns, this has remained relatively stable to an estimated 1,760 households today.
What is the typical household size?
The median household size in the Belair SA2 is 2.6 people. This compares to 2.5 in Greater Adelaide and reflects the area's household composition mix.
What types of households are most common?
Family households dominate at 78.6% of all households. The remaining households consist of lone person households (19.5%), group households (1.7%), and other household types (0.0%).
How are families structured in the area?
Among the 1,383 family households, 39.3% are couples with children, 31.9% are couples without children at home, and 6.9% are single parent families. This mix shapes local demand for schools, family services, and housing types.
How does the Belair SA2 compare to regional household patterns?
Compared to Greater Adelaide, the Belair SA2 shows distinct household patterns. Family households are notably over-represented at 78.6% (versus 68.6% regionally). Conversely, lone person households are under-represented at 19.5% compared to the regional 27.7%. This family-oriented profile influences local demand for family homes, schools, and children's services.
What is the average family size?
Families in the Belair SA2 have an average of 1.7 children, slightly above the Greater Adelaide average of 1.5. This influences local demand for child-related services and larger family homes.
What are the marriage patterns in the Belair SA2?
Marriage patterns reveal 55.3% of the adult population are currently married, while 28.9% have never married. This compares to 45.7% married and 36.4% never married across Greater Adelaide.
How significant are single-person households?
Single-person households represent 19.5% of all households in the Belair SA2, notably lower than the regional average of 27.7%. This affects demand for smaller dwellings and single-person accommodation.
Are shared living arrangements common?
Group households (unrelated people sharing) account for 1.7% of households, well below the Greater Adelaide average of 3.7%. This low rate suggests limited student or young professional shared accommodation.
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EducationSchools & Education in Belair

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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

Qualifications held by Belair residents far exceed broader state standards, with 49.2% of individuals aged 15+ possessing tertiary degrees, in contrast to 25.7% across SA and 28.1% across the wider SA4 region. Such advanced educational profiles equip the community exceptionally well for modern knowledge industries. Bachelor degrees constitute the largest share at 30.1%, followed by postgraduate qualifications (13.5%) and graduate diplomas (5.6%). Practical and trade education accounts for 24.6% of credentials among people aged 15+, consisting of advanced diplomas (10.0%) and certificates (14.6%). Academic engagement is particularly strong throughout the locality, with 28.9% of the population enrolled in an educational institution.

Among these, primary schooling accounts for 9.4%, secondary programs represent 7.7%, and 7.1% are engaged in higher education.

Frequently Asked Questions - Education

What percentage of people in the Belair SA2 have university qualifications?
49.2% of people aged 15 and over in the Belair SA2 have university qualifications, compared to 28.9% in the broader region.
What percentage of people in the Belair SA2 have no formal qualifications?
26.3% of people aged 15 and over in the Belair SA2 have no formal qualifications, compared to 39.0% regionally.
How does the Belair SA2's education level compare to national averages?
The belair sa2 ranks in the 87th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
What types of qualifications are most common in the Belair SA2?
The most common qualifications in the Belair SA2 are: Bachelor Degree (30.1%), Certificate (14.6%), Postgraduate (13.5%).
What proportion of the Belair SA2's population is currently attending educational institutions?
28.9% of the population in the Belair SA2 is currently engaged in formal education, with 9.4% in primary school, 7.7% in secondary school, 7.1% at university.
What is the ICSEA score for schools in the Belair SA2?
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Belair SA2 is 1126, indicating above-average socio-educational advantage compared to the national average of 1000.
How many schools are located within the Belair SA2?
There are 3 schools within the Belair SA2, with a combined enrollment of approximately 1,420 students.
What types of schools are available in the Belair SA2?
The belair sa2 includes 1 primary school, 2 combined schools.

Schools Detail

AmenitiesServices & Amenities in Belair

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Getting AroundTransport & Commuting in Belair

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Public transport in Belair reaches 44 stops on 34 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

Public transit networks in Belair comprise 44 active stops spanning both rail and bus services. These points of access are connected by 34 distinct routes that deliver a combined 1,290 weekly passenger trips. Overall transport availability is favorable, with commuters residing an average distance of 373 meters from their nearest transit node. Given the area's residential profile, most travel is outbound, with private vehicles accounting for 85% of journeys, trains serving 6%, and cycling representing 2%. Household motor vehicle ownership sits at an average of 1.8 per dwelling, exceeding regional averages.

Additionally, 18.3% of workers carried out their duties from home according to the 2021 Census, reflecting conditions during the COVID-19 pandemic. Public transportation schedules deliver an average frequency of 184 trips per day across all available routes, which translates to roughly 29 weekly trips per stop.

Frequently Asked Questions - Transport

How many public transport stops are in Belair?
There are 44 public transport stops within the Belair SA2.
How frequent are the transport services in Belair?
the Belair SA2 has 1,290 weekly trips across 34 routes, averaging 184 trips per day.
How far are residents from public transport in Belair?
On average, residential properties are 373 meters from the nearest transport stop.

Transport Stops Detail

HealthcareHealth Services in Belair

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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 indicators across Belair are exceptionally positive, with AreaSearch evaluations of chronic conditions and mortality rates demonstrating very low incidence levels across all age brackets, alongside an extensive private medical insurance coverage rate of roughly 58% of the population (~2,859 people). This compares favorably to the 52.7% proportion seen throughout Greater Adelaide. Arthritis and asthma represent the most widespread medical issues in the suburb, diagnosed in 9.1 and 7.8% of the community respectively, while 67.7% of residents reported having no chronic medical conditions, closely matching the 67.9% across Greater Adelaide.

Working-age adults maintain excellent overall health profiles with minimal chronic illness. Seniors aged 65 and over comprise 24.5% of the local population (1,199 people), outpacing the 19.1% recorded for Greater Adelaide. Well-being metrics for older demographics remain robust, aligning closely with broader Australian standards.

Frequently Asked Questions - Health

How many people in the Belair SA2 have private health insurance?
Around 58.4% of people in the Belair SA2 are covered by private health insurance, which compares to 52.7% in the broader region of Greater Adelaide.
What percentage of the population requires ongoing medical assistance in the Belair SA2?
In the Belair SA2, 5.3% of the population is identified as requiring ongoing medical assistance. This figure is slightly different from the regional average, where 6.6% of people in Greater Adelaide require similar assistance.
How prevalent is asthma in the Belair SA2?
7.8% of people in the Belair SA2 are diagnosed with asthma. In comparison, 7.7% of the population across Greater Adelaide is affected by asthma.
What percentage of people have diabetes in the Belair SA2?
Diabetes affects 3.0% of the the Belair SA2 population, while in the surrounding region, 4.8% of people are diagnosed with diabetes.
What is the percentage of people with heart disease in the Belair SA2?
3.9% of people in the Belair SA2 have heart disease. Across the region of Greater Adelaide, 3.8% of the population is affected by heart disease.
How does the Belair SA2 compare to the region in terms of overall private health coverage?
In the Belair SA2, 58.4% of the population are estimated to have private health insurance. Comparatively, Greater Adelaide sees an estimated private health coverage rate of 52.7%.

Ancestry & LanguageCultural Diversity in Belair

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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

The cultural background of Belair aligns relatively closely with regional norms, as 77.4% of residents were born in Australia, 91.4% hold Australian citizenship, and 92.4% speak solely English in domestic settings. Christianity stands as the primary faith, accounting for 38.7% of the populace. Meanwhile, Judaism displays the most pronounced relative concentration, representing 0.1% locally in comparison to 0.1% across Greater Adelaide. Looking at ancestral origins (parental country of birth), the most common identities in Belair are English at 33.5% (substantially higher than the 27.8% recorded regionally), Australian at 25.5%, and Scottish at 9.2%.

Other heritages showing notable differences relative to wider metropolitan levels include German at 6.0% (compared to 5.1% across the region), Welsh at 0.8% (against 0.6%), and South Australian at 0.7% (compared to 0.3%).

Frequently Asked Questions - Diversity

What is the level of cultural diversity in the Belair SA2?
Belair was found to be roughly in line with the wider region's average in terms of cultural diversity, with 77.4% of its population born in Australia, 91.4% being citizens, and 92.4% speaking English only at home.
What is the most common religion in the Belair SA2?
The main religion in Belair was found to be Christianity, which makes up 38.7% of people in Belair. However, the most apparent overrepresentation was in Judaism, which comprises 0.1% of the population, compared to 0.1% across Greater Adelaide.
What are the top countries of origin in the Belair SA2?
In terms of ancestry (country of birth of parents), the top three represented groups in Belair are English, comprising 33.5% of the population, which is substantially higher than the regional average of 27.8%, Australian, comprising 25.5% of the population, and Scottish, comprising 9.2% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 6.0% of Belair (vs 5.1% regionally), Welsh at 0.8% (vs 0.6%) and South African at 0.7% (vs 0.3%).
How does the percentage of people born overseas compare to the regional average?
22.6% of the the Belair SA2 population was born overseas, compared to 28.7% regionally.
What percentage of the the Belair SA2 population speaks a language other than English at home?
7.6% of the population in the Belair SA2 speaks a language other than English at home, compared to 22.2% in the wider region.
How many people in the Belair SA2 identify as Australian Aboriginal?
0.3% of the the Belair SA2 population identifies as Australian Aboriginal, compared to 1.2% in the region.
What is the citizenship status of the population in the Belair SA2?
91.4% of the the Belair SA2 population holds citizenship, compared to 86.3% in the wider region.

Age StructureAge Profile of Belair

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The median resident of Belair is 47, older than 84% of areas nationally. 20.6% 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

Belair features a noticeably older population profile than the Greater Adelaide average. Senior and retirement-age residents (65+) make up 24.5% of the community as at August 2026, relative to 19.1% across the broader metropolitan area, whereas the 25 - 44 young-to-middle-aged cohort accounts for 19.7%, below the 28.9% metropolitan figure. Consequently, the median age is estimated at 47, matching the 2021 Census figure, which was 8 years higher than the Greater Adelaide median of 39 and well above the Australian median of 38 recorded at that time. By 2041, senior brackets are anticipated to represent the bulk of expansion, adding 90 residents (7%) to reach 1,289, while numbers in younger adult cohorts are projected to contract.

Frequently Asked Questions - Age

What is the median age in the Belair SA2?
AreaSearch estimates the median age in the Belair SA2 at 47 years as at August 2026. That is in line with the 2021 Census figure of 47 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
How does the Belair SA2's median age compare to broader areas?
At an estimated 47 years as at August 2026, Belair is 8 years older than the Greater Adelaide 2021 Census average (39 years) and 9 years older than the national Census average (38 years).
What age groups are over-represented in the Belair SA2?
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Belair SA2 compared to the Greater Adelaide region is the 75 - 84 group, making up 9.8% of the population.
What age groups are under-represented in the Belair SA2?
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Belair SA2 compared to the Greater Adelaide region is the 25 - 34 group, making up 7.4% of the population.
Are there age groups with notable population variances?
Yes, certain age groups in the Belair SA2 show significant variance compared to the Greater Adelaide region. The most over-represented age groups are 85+ year-olds (3.9% vs 2.6%) and 75-84 year-olds (9.8% vs 6.7%). The most under-represented age group is 25-34 year-olds (7.4% vs 14.8%).
What is the percentage of children (0-14 years) in the Belair SA2?
AreaSearch estimates children aged 0-14 years at 15.8% of the population in the Belair SA2 as at August 2026.
What is the percentage of older people (65+ years) in the Belair SA2?
AreaSearch estimates people aged 65 and over at 24.5% of the population in the Belair SA2 as at August 2026.

Data & MethodBoundaries, Sources & Method for Belair

Data currency Refreshed

9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 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 9 sections
Population ABS, GNAF, Geoscience Australia Annual (ABS ERP) Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline.
Age profile ABS, Geoscience Australia, State governments Annual Aug 2026 2 months ago headline measures · 2021 Census baseline
Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate.
Development & approvals ABS, GNAF Monthly (ABS approvals) Aug 2026 2 months ago headline measures · Jul 2026 baseline
Property sales & rents Valuer General, Rental Board, ABS Weekly sales, quarterly rents Sep 2026 last 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 Sep 2026.
Infrastructure projects Infrastructure Australia, State agencies, Local governments Daily Sep 2026 last month all 4 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 Sep 2026.
Employment ABS, DEWR, JSA Quarterly (ABS SALM) Mar 2026 7 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) Sep 2026 last month headline measures · 2021 Census baseline
Transport ABS, State Transport Departments Each timetable release Jul 2026 3 months ago headline measures · 2021 Census baseline
Services & amenities Provider directories, ACECQA Continuous Sep 2026 last month all 14 measures
Annual and financial-year sources 2 sections
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 Aug 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 Aug 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.

Common questions about this page

Why can the Belair SA2 boundary differ from the suburb boundary?
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (e.g., census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
Where does the data on this Belair page come from?
AreaSearch compiles this page from official and industry sources — including ABS, Geoscience Australia, Valuer General, Provider directories, DEWR, JSA, State Transport Departments and ACARA — then aggregates them to the boundary shown and calculates the rankings, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments.
Is the Belair data on this page just from the 2021 Census?
No. Most of this page is maintained well beyond the Census. Sourced entirely from current releases: development & approvals (Aug 2026), property sales & rents (Sep 2026), infrastructure projects (Sep 2026) and services & amenities (Sep 2026). Built on a Census baseline but carrying newer measures on top: population (to Aug 2026), age profile (to Aug 2026), employment (to Mar 2026), income (to FY 2023), education (to Sep 2026), transport (to Jul 2026) and health (to 2024). Population and age cohorts in particular are re-based to the latest ABS Estimated Resident Population rather than left at 2021 counts. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.

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