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 was approximately 4,897 as of May 2026. This figure represents an increase of 1 person from the 2021 Census count of 4,896 people. The change is inferred from ABS estimated resident population data showing 4,895 in June 2025 and validated new addresses totalling 11 since the Census date. This results in a population density ratio of 197 persons per square kilometer. Overseas migration was the primary driver of population growth 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 by this data and years post-2032, SA State Government's Regional/LGA projections based on 2021 data are adopted with adjustments made using weighted aggregation methods from LGA to SA2 levels. Future population growth is anticipated to be at the lower quartile national average, with Belair expected to increase by 173 persons to 2041, reflecting a total gain of 3.5% over the 16-year period based on 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 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 a further 7 approved in FY-26 so far. On average, about 1.6 new residents per year per dwelling constructed were recorded over these five years. However, this figure has moderated to -0.8 people per dwelling over the past two financial years.

New homes are being built at an average expected construction cost value of $364,000, which is somewhat higher than regional norms, reflecting quality-focused development. This year, $210,000 in commercial development approvals have been recorded, indicating the area's residential nature. Compared to Greater Adelaide, Belair has roughly half the rate of new dwelling approvals per person and ranks among the 25th percentile nationally, suggesting more limited choices for buyers and supporting demand for existing homes. Recent development has consisted entirely of detached houses, preserving the area's low density character and attracting space-seeking buyers.

The estimated population per dwelling approval is 623 people in the area. Future projections estimate Belair to add 171 residents by 2041, based on the latest AreaSearch quarterly estimate. Current development patterns suggest new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating further population growth beyond current projections.

Belair has limited levels of nearby infrastructure activity, ranking in the 17thth percentile nationally

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 12 projects likely impacting the area. Notable ones are 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 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. Its unemployment rate was 1.2% as of December 2025. This is lower than Greater Adelaide's rate of 3.8%.

Employment growth over the past year was estimated at 4.5%. As of December 2025, 2,770 residents were employed, with an unemployment rate of 2.6% below Greater Adelaide's rate. Workforce participation in Belair was 68.3%, compared to Greater Adelaide's 66.0%. According to Census responses, 18.3% of residents worked from home.

Leading employment industries include health care & social assistance, education & training, and professional & technical services. Education & training has a particularly high share of employment in Belair, at 1.6 times the regional level. Retail trade is under-represented, with only 7.7% of Belair's workforce compared to Greater Adelaide's 10.0%. Employment opportunities locally may be limited, as indicated by the count of Census working population versus resident population. Over the 12 months to December 2025, employment increased by 4.5%, while labour force increased by 4.4%, leaving unemployment broadly flat. By comparison, Greater Adelaide recorded employment growth of 4.2% and labour force growth of 3.9%, with a fall in unemployment of 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment should expand by 6.6% over five years and 13.7% over ten years. However, growth rates differ significantly between industry sectors. 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. This contrasts with Greater Adelaide's figures of a median income of $54,808 and an average income of $66,852. Based on Wage Price Index growth of 10.17% since financial year 2023, current estimates would be approximately $67,756 (median) and $87,399 (average) as of March 2026. According to the 2021 Census, incomes in Belair rank highly nationally, between the 76th and 82nd percentiles for households, families, and individuals. Income analysis reveals that 27.6% of the community falls into the $1,500 - 2,999 earnings band (1,351 individuals), consistent with broader trends across the region showing 31.8% in the same category. A substantial proportion of high earners, at 38.0%, indicates 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 was at 45.0%, with the remaining dwellings either mortgaged (46.6%) or rented (8.4%). The median monthly mortgage repayment in Belair was $2,100, higher than Adelaide metro's average of $1,562. The median weekly rent figure in Belair was recorded at $369, compared to Adelaide metro's $320. Nationally, Belair's mortgage repayments are significantly higher than the Australian average of $1,863, while rents are lower than 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 is notably high, with 49.2% of residents aged 15+ having university qualifications, compared to 25.7% in South Australia (SA) and 28.1% in the SA4 region. The area has a significant proportion of residents with bachelor degrees (30.1%), postgraduate qualifications (13.5%), and graduate diplomas (5.6%). Vocational pathways are also prevalent, accounting for 24.6% of qualifications among those aged 15+, with advanced diplomas at 10.0% and certificates at 14.6%. Educational participation is 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.

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 are served by 35 unique routes, providing a total of 1,295 weekly passenger trips. Transport accessibility is good, with residents typically located 373 meters from the nearest stop. As a primarily residential area, most commutes are outward-bound. Car remains the dominant mode at 85%, followed by train at 6% and cycling at 2%. Average vehicle ownership per dwelling is 1.8, above the regional average.

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

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

Health outcomes data shows excellent results across Belair, as per AreaSearch's evaluation of mortality rates and chronic condition prevalence. The area has very low prevalence of common health conditions across all age groups.

Private health cover is found to be high at approximately 58% of the total population (~2,859 people), compared to 52.7% across Greater Adelaide. The most prevalent medical conditions are arthritis and asthma, affecting 9.1 and 7.8% of residents respectively. 67.7% of residents declare themselves completely clear of medical ailments, similar to the 67.9% in Greater Adelaide. Working-age residents have low chronic condition prevalence. Belair has 24.5% of residents aged 65 and over (1,199 people), higher than Greater Adelaide's 19.2%. Health outcomes among seniors are strong, with national rankings comparable to 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 aligns with the broader area, with 77.4% born in Australia, 91.4% being citizens, and 92.4% speaking English only at home. Christianity is the dominant religion, comprising 38.7%. Judaism is slightly overrepresented at 0.1%, compared to Greater Adelaide's 0.1%.

The top three ancestry groups are English (33.5%), Australian (25.5%), and Scottish (9.2%). Notably, German (6.0%) and Welsh (0.8%) are overrepresented, while South Australian is slightly higher at 0.7% compared to regional averages of 5.1%, 0.6%, and 0.3% respectively.

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 are particularly prominent, making up 10.0% of the population, while those aged 25-34 are comparatively smaller at 6.8%. Since the 2021 Census, the 75 to 84 age group has increased from 8.7% to 10.0%, while the 65 to 74 cohort has declined from 12.6% to 10.5%. By 2041, demographic projections indicate significant shifts in Belair's age structure. The 85+ group is expected to grow by 84%, reaching 362 people from 196. Notably, the combined 65+ age groups will account for 51% of total population growth, reflecting the area's aging demographic profile. Conversely, the 0 to 4 and 35 to 44 cohorts are expected to experience population declines.