Belair
Statistical Area - sa2

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 was 4,896 as of 2021 Census. By Nov 2025, it is around 4,909, an increase of 13 people (0.3%). This growth is inferred from ABS estimated resident population of 4,904 in June 2024 and two validated new addresses since the Census date. The population density is 198 persons per square kilometer. Overseas migration primarily drove this growth.

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 are adopted with adjustments made using weighted aggregation from LGA to SA2 levels. By 2041, Belair is expected to expand by 187 persons, a gain of 3.7% over the 17 years.

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 FY-21 to FY-25, 46 homes were approved, with an additional 3 approved so far in FY-26. On average, about 1.6 new residents per year have been added per dwelling constructed over these five years. However, this 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, there have been $210,000 in commercial development approvals recorded. Compared to Greater Adelaide, Belair has about half the rate of new dwelling approvals per person and ranks among the 26th percentile nationally, indicating fewer choices for buyers but supporting demand for existing homes. Recent development has consisted entirely of detached houses, maintaining the area's low density nature with an estimated 623 people per dwelling approval.

Future projections suggest Belair will add 182 residents by 2041. Based on current development patterns, new housing supply should meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Belair has emerging levels of nearby infrastructure activity, ranking in the 35thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 12 projects that could impact the area. Key projects include Adelaide Public Transport Capacity and Access, Adelaide's Inner And Outer Ring Route Capacity Improvements, Belair National Park Redevelopment, and Belair Electrical Infrastructure Modifications. The following list details those most 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. Its unemployment rate was 1.3% in the past year, with an estimated employment growth of 2.4%.

As of June 2025, 2,725 residents are employed, with an unemployment rate of 2.7%, which is below Greater Adelaide's rate of 4.0%. Workforce participation in Belair is on par with Greater Adelaide's 61.7%. The leading employment industries among residents include health care & social assistance, education & training, and professional & technical services. Education & training has a particularly high representation, with an employment share 1.6 times the regional level.

Retail trade, however, is under-represented in Belair, with only 7.7% of its workforce compared to Greater Adelaide's 10.0%. The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. Between June 2024 and June 2025, employment increased by 2.4% while labour force increased by 2.7%, causing the unemployment rate to rise by 0.2 percentage points. In comparison, Greater Adelaide recorded employment growth of 2.1% and a marginal increase in unemployment. Jobs and Skills Australia's national employment forecasts from May 2025 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Belair's employment mix suggests local growth of approximately 7.0% over five years and 14.4% over ten years, though these are simple extrapolations for illustrative purposes and do not account for localized population projections.

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

AreaSearch's latest data for postcode level ATO financial year 2022 shows Belair's median income is $59,065 and average income is $78,156. This contrasts with Greater Adelaide's median of $52,592 and average of $64,886. Based on Wage Price Index growth since financial year 2022, estimates as of September 2025 are approximately $66,643 (median) and $88,183 (average). The 2021 Census ranks Belair's household, family, and personal incomes highly nationally, between the 77th and 82nd percentiles. Income analysis shows 27.6% of Belair residents earn between $1,500 - $2,999 (1,354 individuals), consistent with broader regional trends at 31.8%. A substantial proportion, 38.0%, earn above $3,000/week, indicating strong economic capacity in the area. After housing costs, residents retain 88.7% of income, reflecting strong purchasing power and Belair'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 78.8% houses and 21.2% other dwellings. Home ownership in Belair stood at 45.0%, with the rest being mortgaged (46.6%) or rented (8.4%). The median monthly mortgage repayment was $2,100, above Adelaide metro's average of $1,992. Median weekly rent in Belair was $369, compared to Adelaide metro's $335. Nationally, Belair's mortgage repayments were higher than the Australian average of $1,863, while rents were lower than the national figure of $375.

Belair features high concentrations of family households, with a fairly typical median household size

Family households constitute 78.6 percent of all households, including 39.3 percent couples with children, 31.9 percent couples without children, and 6.9 percent single parent families. Non-family households account for the remaining 21.4 percent, with lone person households at 19.5 percent and group households comprising 1.7 percent of the total. The median household size is 2.6 people, aligning with the Greater Adelaide average.

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

Educational attainment in Belair is notably high, with 49.2% of residents aged 15 and above holding university qualifications compared to 25.7% in South Australia (SA) and 28.1% in the SA4 region. The most common qualification is a Bachelor degree at 30.1%, followed by postgraduate qualifications at 13.5% and graduate diplomas at 5.6%. Vocational pathways account for 24.6% of qualifications, with advanced diplomas at 10.0% and certificates at 14.6%. Educational participation is also high, 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. Belair's three schools have a combined enrollment of 1,420 students as of the latest data available. The area has significant socio-educational advantages and academic achievement, with an ICSEA score of 1126. The educational mix includes one primary school and two K-12 schools. School capacity in Belair exceeds typical residential needs, with 28.9 places per 100 residents compared to the regional average of 21.2, indicating that the area serves as an educational center for the broader region.

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 34 individual routes, collectively facilitating 1,290 weekly passenger trips. The accessibility of transport is rated as good, with residents typically located 373 meters from the nearest stop.

On average, there are 184 trips per day across all routes, equating to approximately 29 weekly trips per individual stop.

Belair's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Belair residents show positive health outcomes with low prevalence of common conditions across all ages.

Private health cover stands at approximately 59%, covering 2,886 people. The most prevalent medical conditions are arthritis (9.1%) and asthma (7.8%). A total of 67.7% report being free from medical ailments, compared to 69.3% in Greater Adelaide. Belair has a higher proportion of seniors aged 65 and over at 24.9% (1,222 people), versus 21.2% in Greater Adelaide. Health metrics for seniors are notably strong, surpassing those of 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 cultural diversity is roughly similar to the wider region, with 77.4% born in Australia, 91.4% being citizens, and 92.4% speaking English only at home. Christianity is the main religion, at 38.7%. Judaism is overrepresented at 0.1%, compared to 0.1% regionally.

Top ancestry groups are English (33.5%), Australian (25.5%), and Scottish (9.2%). German (6.0%) and Welsh (0.8%) are notably overrepresented, while South African is slightly higher at 0.7%.

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 indicates that those aged 75-84 are particularly prominent, comprising 10.2% of the population, while the 25-34 group is smaller at 6.0%. Since the 2021 Census, the 75 to 84 age group has increased from 8.7% to 10.2%, and the 65 to 74 cohort has declined from 12.6% to 10.7%. By 2041, demographic projections show significant shifts in Belair's age structure. The 85+ group is projected to grow by 88%, reaching 373 people from 198. Conversely, population declines are projected for the 35-44 and 0-4 cohorts.