Belair

An assessment of population growth drivers in Belair reveals an overall ranking slightly below national averages considering recent, and medium term trends

Belair's population is approximately 4,906 as of February 2026. This figure represents an increase of 10 people since the 2021 Census, which reported a population of 4,896. The change is inferred from the estimated resident population of 4,904 in June 2024 and three additional validated new addresses since the Census date. This results in a population density ratio of 198 persons per square kilometer. Population growth was primarily driven by overseas migration during recent periods.

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 growth is anticipated to be at a lower quartile rate for national areas. By 2041, Belair's population is expected to expand by 187 persons, reflecting a total gain of 3.8% over the 17-year period based on the latest annual ERP population numbers.

AreaSearch assessment of residential development drivers sees a low level of activity in Belair, placing the area among the bottom 25% of areas assessed nationally

Belair has recorded approximately 9 residential properties granted approval annually. Over the past five financial years, from FY21 to FY25, a total of 46 homes were approved, with an additional 5 approved so far in FY26. On average, over these five years, each dwelling constructed resulted in 1.6 new residents per year. However, this figure has moderated to -0.8 people per dwelling over the past two financial years.

The average value of new homes being built is $364,000. This financial year, $210,000 worth of commercial development approvals have been recorded. Compared to Greater Adelaide, Belair has approximately half the rate of new dwelling approvals per person and ranks among the 25th percentile nationally in terms of residential development activity. Recent development in Belair has consisted entirely of detached houses, preserving its low-density nature with an estimated 623 people per dwelling approval.

According to AreaSearch's latest quarterly estimate, Belair is projected to add 185 residents by 2041. Based on current development patterns, new housing supply should meet demand, potentially facilitating further population growth beyond current projections.

Belair has limited levels of nearby infrastructure activity, ranking in the 11thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 12 projects that may impact this region. Notable ones include Adelaide Public Transport Capacity and Access, Adelaide's Inner And Outer Ring Route Capacity Improvements, Belair Electrical Infrastructure Modifications, and Belair National Park Redevelopment. The following list details those most likely to be relevant.

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

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.

The exceptional employment performance in Belair places it among Australia's strongest labour markets

Belair has a highly educated workforce with strong representation in professional services. The unemployment rate was 1.3% as of September 2025, with an estimated employment growth of 2.9% over the past year. As of that date, 2,727 residents were employed, with an unemployment rate of 2.7%, below Greater Adelaide's rate of 3.9%.

Workforce participation was broadly similar to Greater Adelaide's 66.4%. According to Census responses, 18.3% of residents worked from home. Leading employment industries included health care & social assistance, education & training, and professional & technical services. The area had a particular specialization in education & training, with an employment share 1.6 times the regional level.

Retail trade was under-represented, with only 7.7% of Belair's workforce compared to Greater Adelaide's 10.0%. Over the 12 months to September 2025, employment increased by 2.9%, while labour force increased by 3.1%, causing the unemployment rate to rise by 0.2 percentage points. By comparison, Greater Adelaide recorded employment growth of 3.0%, labour force growth of 2.9%, with unemployment falling by 0.1 percentage points. National employment forecasts from Jobs and Skills Australia, issued in May-25, suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Belair's employment mix suggests local employment should increase by 7.0% over five years and 14.4% over ten years.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch's latest postcode level ATO data for financial year 2023 shows that Belair SA2 has extremely high incomes nationally. The median income is $61,501 and the average income stands at $79,331. In comparison, Greater Adelaide's median income is $54,808 and average income is $66,852. Based on Wage Price Index growth of 8.8% since financial year 2023, current estimates for Belair would be approximately $66,913 (median) and $86,312 (average) as of September 2025. The 2021 Census ranks household, family and personal incomes in Belair between the 76th and 82nd percentiles nationally. Income analysis reveals that 27.6% of individuals earn between $1,500 to $2,999 weekly, consistent with broader trends across the region showing 31.8% in the same category. A substantial proportion, 38.0%, earn above $3,000 per week, indicating strong economic capacity throughout Belair. After housing costs, residents retain 88.7% of their income, reflecting strong purchasing power. The area's SEIFA income ranking places it in the 9th decile.

Belair is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Belair's dwelling structure, as per the latest Census, consisted of 89.2% houses and 10.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Adelaide metro's 75.2% houses and 24.9% other dwellings. Home ownership in Belair stood at 45.0%, with mortgaged dwellings at 46.6% and rented ones at 8.4%. The median monthly mortgage repayment was $2,100, higher than Adelaide metro's average of $1,562. Median weekly rent in Belair was $369, compared to Adelaide metro's $320. Nationally, Belair's mortgage repayments were significantly higher at $2,100 versus the Australian average of $1,863, while rents were lower at $369 against the national figure of $375.

Belair features high concentrations of family households, with a higher-than-average median household size

Family households constitute 78.6% of all households, including 39.3% couples with children, 31.9% couples without children, and 6.9% single parent families. Non-family households comprise the remaining 21.4%, with lone person households at 19.5% and group households making up 1.7%. The median household size is 2.6 people, larger than the Greater Adelaide average of 2.5.

Belair shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

Belair's educational attainment exceeds broader benchmarks significantly. Among residents aged 15 and above, 49.2% hold university qualifications, compared to 25.7% in South Australia (SA) and 28.1% in the SA4 region. This high level of educational attainment positions Belair strongly for knowledge-based opportunities. Bachelor degrees are the most prevalent at 30.1%, followed by postgraduate qualifications at 13.5% and graduate diplomas at 5.6%.

Vocational pathways account for 24.6% of qualifications among those aged 15 and above, with advanced diplomas at 10.0% and certificates at 14.6%. Educational participation is notably high in Belair, with 28.9% of residents currently enrolled in formal education. This includes 9.4% in primary education, 7.7% in secondary education, and 7.1% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Belair has 44 active public transport stops offering a mix of train and bus services. These stops are served by 35 different routes, collectively facilitating 1,295 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 373 meters from the nearest stop. As a predominantly residential area, most commuters travel outward. Car remains the primary mode of transport at 85%, followed by train at 6% and cycling at 2%. Vehicle ownership averages 1.8 per dwelling, exceeding the regional average.

According to the 2021 Census, 18.3% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency averages 185 trips per day across all routes, equating to approximately 29 weekly trips per stop.

Belair's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Belair's health outcomes show excellent results according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups.

Private health cover is high at approximately 58% of Belair's total population (around 2,865 people), compared to 52.7% in Greater Adelaide. The most common medical conditions are arthritis and asthma, affecting 9.1% and 7.8% of residents respectively. 67.7% of residents report being completely free from medical ailments, similar to the 67.9% across Greater Adelaide. Working-age residents have low chronic condition prevalence. Belair has a higher proportion of seniors aged 65 and over at 24.8% (1,216 people), compared to 19.3% in Greater Adelaide. Health outcomes among seniors are strong, broadly in line with national rankings for the general population.

In terms of cultural diversity, Belair records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Belair's population is culturally diverse, with 77.4% born in Australia and 91.4% being citizens. English is spoken exclusively at home by 92.4%. Christianity is the dominant religion at 38.7%, slightly higher than Greater Adelaide's average.

Judaism, however, is equally represented at 0.1%. In terms of ancestry, Belair has a higher proportion of English (33.5% vs regional 27.8%), Australian (25.5%), and Scottish (9.2%) residents. Notably, German (6.0% vs 5.1%), Welsh (0.8% vs 0.6%), and South African (0.7% vs 0.3%) ethnic groups are overrepresented in Belair compared to Greater Adelaide.

Belair hosts an older demographic, ranking in the top quartile nationwide

Belair has a median age of 47, which is higher than Greater Adelaide's figure of 39 and also above the national average of 38. The age profile shows that those aged 75-84 years are particularly prominent, making up 10.3% of the population, while those aged 25-34 years make up a smaller proportion at 5.8%, compared to Greater Adelaide. Between 2021 and present, the 75 to 84 age group has grown from 8.7% to 10.3% of the population, while the 35 to 44 cohort increased from 12.1% to 13.2%. Conversely, the 65 to 74 cohort has declined from 12.6% to 10.4%, and the 25 to 34 group dropped from 6.9% to 5.8%. Looking ahead to 2041, demographic projections show significant shifts in Belair's age structure. The 85+ age group is expected to grow by 85%, reaching 373 people from the current figure of 201. Notably, the combined 65+ age groups will account for 51% of total population growth, reflecting the area's aging demographic profile. In contrast, the 0 to 4 and 35 to 44 cohorts are expected to experience population declines.