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 4,896 as of Nov 2021, according to the Census. By June 2024, it had risen to an estimated resident population of 4,904, indicating a growth of 5 people (0.1%) since the Census date. This increase is attributed to overseas migration, with no other drivers mentioned. As of Nov 2025, Belair's population is projected at around 4,909, reflecting an increase of 13 people (0.3%) from the 2021 Census figure. This level equates to a density ratio of 198 persons per square kilometer.

For future projections up to 2032, AreaSearch adopts ABS/Geoscience Australia projections released in 2024 with a base year of 2022. Beyond 2032 and for areas not covered by this data, SA State Government's Regional/LGA projections based on 2021 data are used, adjusted employing weighted aggregation from LGA to SA2 levels. By 2041, Belair is expected to expand by 187 persons, reflecting a total growth of 3.7% over the 17-year period.

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. This results in an average of 1.6 new residents per year per dwelling constructed over these five years. However, recent data shows a moderation 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. In FY-26, $210,000 in 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, indicating more limited housing choices for buyers. Recent development has solely comprised detached houses, preserving the area's low density nature with an estimated 623 people per dwelling approval.

Future projections suggest Belair adding 182 residents by 2041 based on the latest AreaSearch quarterly estimate. Current development patterns indicate that new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

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

Area performance is significantly influenced by local infrastructure changes. AreaSearch has identified 12 projects likely impacting the area. Notable projects 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.

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

Belair has a highly educated workforce with professional services being strongly represented. The unemployment rate is 1.3% and there was an estimated employment growth of 2.9% in the past year as of September 2025.

At that time, 2727 residents were employed while the unemployment rate was 2.7% lower than Greater Adelaide's rate of 3.9%. Workforce participation was on par with Greater Adelaide's 61.7%. The leading employment industries among Belair residents are health care & social assistance, education & training, and professional & technical services. Education & training has a particularly high representation, being 1.6 times the regional level.

Retail trade 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 Census working population vs resident population count. 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. Greater Adelaide recorded employment growth of 3.0% and a fall in unemployment of 0.1 percentage points during this period. State-level data from November 25, 2025 shows SA employment grew by 1.19% year-on-year, adding 10,710 jobs, with the state unemployment rate at 4.0%. This compares favourably to the national unemployment rate of 4.3%, with the state's employment growth outpacing the national average of 0.14%. Jobs and Skills Australia's national employment forecasts from May 25, 2025 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 ending June 2022 shows median income in Belair SA2 was $59,065 and average income was $78,156. This compares to Greater Adelaide's median income of $52,592 and average income of $64,886 for the same period. Based on Wage Price Index growth rate of 12.83% from financial year ending June 2022 to September 2025, estimated median income in Belair would be approximately $66,643 and average income $88,183 by that date. According to the 2021 Census, incomes in Belair ranked between 76th and 82nd percentiles nationally for households, families, and individuals. Income analysis reveals 27.6% of Belair residents earn between $1,500 - 2,999 per week (1,354 individuals), similar to the broader regional trend of 31.8%. A substantial proportion, 38.0%, earn above $3,000/week, indicating strong economic capacity in 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 nationally.

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

Belair's dwelling structures, 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 mortgaged dwellings at 46.6% and rented dwellings at 8.4%. The median monthly mortgage repayment was $2,100, higher than Adelaide metro's average of $1,992. The median weekly rent in Belair was $369, compared to Adelaide metro's $335. Nationally, Belair's mortgage repayments were significantly 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% of all households, including 39.3% couples with children, 31.9% couples without children, and 6.9% single parent families. Non-family households account for the remaining 21.4%, with lone person households at 19.5% and group households comprising 1.7%. 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

Belair's educational attainment exceeds broader standards significantly. Among residents aged 15+, 49.2% hold university qualifications, compared to 25.7% in South Australia (SA) as a whole and 28.1% in the SA4 region. This high level of educational attainment positions Belair favourably for knowledge-based opportunities. Bachelor degrees are 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+, with advanced diplomas at 10.0% and certificates at 14.6%. Educational participation is notably 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

Transport analysis in Belair shows 44 active transport stops operating within the area. These comprise a mix of train and bus services. There are 34 individual routes servicing these stops, collectively providing 1,290 weekly passenger trips.

Transport accessibility is rated as good, with residents typically located 373 meters from the nearest transport stop. Service frequency averages 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% (2,886 people). The most prevalent medical conditions are arthritis and asthma, affecting 9.1 and 7.8% respectively. A majority, 67.7%, report no medical ailments, compared to Greater Adelaide's 69.3%. Residents aged 65 and over comprise 24.9% (1,222 people), higher than Greater Adelaide's 21.2%. Senior health outcomes are notably strong, outperforming the general population in health metrics.

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 region, as 77.4% were born in Australia, 91.4% are citizens, and 92.4% speak English only at home. Christianity is the predominant religion, practiced by 38.7%. Judaism is slightly overrepresented at 0.1%, compared to 0.1% regionally.

The top three ancestral groups in Belair are English (33.5%), Australian (25.5%), and Scottish (9.2%). Notably, German ancestry is higher at 6.0% than the regional average of 5.9%. Welsh (0.8%) and South African (0.7%) ancestries also exceed their respective regional averages of 0.6% and 0.4%.

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

Belair's median age is 47, making it older 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 at 10.2%, while the 25-34 group is smaller at 6.0% compared to Greater Adelaide. Between the 2021 Census and now, the 75-84 age group has grown from 8.7% to 10.2%. Conversely, the 65-74 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.