Bellevue Heights

Bellevue Heights is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Bellevue Heights's population is around 8,466 as of Feb 2026. This reflects an increase of 858 people (11.3%) since the 2021 Census, which reported a population of 7,608 people. The change is inferred from the estimated resident population of 8,401 from the ABS as of June 2024 and an additional 20 validated new addresses since the Census date. This population level equates to a density ratio of 970 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Bellevue Heights's 11.3% growth since the 2021 census exceeded the SA3 area (5.0%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, and for years post-2032, the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, are adopted with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Looking at population projections moving forward, a population increase just below the median of national areas is expected, with the area expected to grow by 675 persons to 2041 based on the latest annual ERP population numbers, reflecting a gain of 7.2% in total over the 17 years.

Recent residential development output has been above average within Bellevue Heights when compared nationally

Bellevue Heights has experienced around 17 dwellings receiving development approval annually, totalling 89 homes over the past 5 financial years. So far in FY-26, 18 approvals have been recorded. Given an average of 7.8 new residents per year arriving per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), supply is substantially lagging demand, which generally means heightened buyer competition, leading to pricing pressures, while new properties are constructed at an average value of $412,000, demonstrating a developer focus on the premium segment with upmarket properties. Additionally, $108.3 million in commercial approvals have been registered this financial year, demonstrating high levels of local commercial activity.

When measured against Greater Adelaide, Bellevue Heights shows approximately 66% of the construction activity per person while it places among the 44th percentile of areas assessed nationally, meaning somewhat limited buyer options while strengthening demand for established properties, though building activity has accelerated in recent years. This activity is likewise lower than nationally, reflecting market maturity and pointing to possible development constraints. New building activity shows 67.0% standalone homes and 33.0% attached dwellings, showing an expanding range of medium-density options creating a mix of opportunities across price brackets, from traditional family housing to more affordable compact alternatives. This marks a significant departure from existing housing patterns (currently 87.0% houses), suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. With around 388 people per dwelling approval, Bellevue Heights shows a developed market.

Future projections show Bellevue Heights adding 610 residents by 2041 (from the latest AreaSearch quarterly estimate). Construction is maintaining a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

Bellevue Heights has limited levels of nearby infrastructure activity, ranking in the 19thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 9 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building), Flinders Village (Flinders University 50-Year Master Plan), Flagstaff Pines Residential Development, and the Flinders Link Rail Extension, with the list below detailing those likely to be of most relevance.

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

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

Bellevue Heights has a highly educated workforce, with essential services sectors well represented, an unemployment rate of just 1.9%, and 5.0% in estimated employment growth over the past year. As of December 2025, 4,647 residents are in work while the unemployment rate is 1.9% below Greater Adelaide's rate of 3.8%, and workforce participation is broadly similar to Greater Adelaide's 67.2%. Based on Census responses, a moderate 13.9% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are health care & social assistance, education & training, and retail trade. The area shows particularly strong specialization in health care & social assistance, with an employment share of 1.2 times the regional level. On the other hand, manufacturing is under-represented, with only 4.5% of Bellevue Heights's workforce compared to 7.0% in Greater Adelaide. With 1.4 workers for every resident, as at the Census, the area functions as an employment hub, hosting more jobs than residents and attracting workers from surrounding areas.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 5.0% alongside labour force increasing by 4.8%, causing the unemployment rate to fall by 0.2 percentage points. In contrast, Greater Adelaide experienced employment growth of 4.2% and labour force growth of 3.9%, with a 0.3 percentage point drop. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Bellevue Heights. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Bellevue Heights's employment mix suggests local employment should increase by 7.1% over five years and 14.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-23, the Bellevue Heights SA2 had a median income among taxpayers of $53,002 with the average level standing at $68,466. This is slightly above average nationally and compares to levels of $54,808 and $66,852 across Greater Adelaide respectively. Based on Wage Price Index growth of 8.8% since FY-23, current estimates would be approximately $57,666 (median) and $74,491 (average) as of September 2025. According to 2021 Census figures, household income ranks at the 51st percentile ($1,764 weekly), while personal income sits at the 27th percentile. Distribution data shows 31.1% of the population (2,632 individuals) fall within the $1,500 - 2,999 income range, mirroring regional levels where 31.8% occupy this bracket. After housing costs, residents retain 87.4% of income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 6th decile.

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

Dwelling structure within Bellevue Heights, as evaluated at the latest Census, comprised 86.7% houses and 13.3% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Adelaide metro's 75.2% houses and 24.9% other dwellings. Meanwhile, the level of home ownership within Bellevue Heights was well beyond that of Adelaide metro, at 40.9%, with the remainder of dwellings either mortgaged (39.5%) or rented (19.6%). The median monthly mortgage repayment in the area was well above the Adelaide metro average at $1,733, while the median weekly rent figure was recorded at $330, compared to Adelaide metro's $1,562 and $320. Nationally, Bellevue Heights's mortgage repayments are lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Bellevue Heights features high concentrations of group households, with a higher-than-average median household size

Family households dominate at 72.1% of all households, comprising 31.7% couples with children, 30.1% couples without children, and 9.8% single parent families. Non-family households make up the remaining 27.9%, with lone person households at 22.4% and group households comprising 5.3% of the total. The median household size of 2.6 people is larger than the Greater Adelaide average of 2.5.

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

Educational attainment in Bellevue Heights significantly surpasses broader benchmarks, with 41.9% of residents aged 15+ holding university qualifications compared to 25.7% in SA and 28.1% in the SA4 region. This substantial educational advantage positions the area strongly for knowledge-based opportunities. Bachelor degrees lead at 26.3%, followed by postgraduate qualifications (11.7%) and graduate diplomas (3.9%). Trade and technical skills feature prominently, with 27.4% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.9%) and certificates (17.5%).

Educational participation is notably high, with 34.6% of residents currently enrolled in formal education. This includes 15.7% in tertiary education, 8.8% in primary education, and 5.5% pursuing secondary education.

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

Public transport analysis reveals 53 active transport stops operating within Bellevue Heights, comprising a mix of trains and buses. These stops are serviced by 60 individual routes, collectively providing 3,506 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 259 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 79%, with 7% by train and 6% by bus. Vehicle ownership averages 1.5 per dwelling. Some 13.9% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 500 trips per day across all routes, equating to approximately 66 weekly trips per individual stop.

Bellevue Heights's residents boast exceedingly positive health performance metrics with younger cohorts in particular seeing very low prevalence of common health conditions

Health outcomes data demonstrates outstanding results across Bellevue Heights, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Younger cohorts in particular see very low prevalence of common health conditions, and the rate of private health cover slightly leads the average SA2 area at approximately 53% of the total population (~4,512 people).

The most common medical conditions in the area are arthritis and mental health issues, impacting 8.2% and 8.1% of residents, respectively, while 67.3% declared themselves as completely clear of medical ailments compared to 67.9% across Greater Adelaide. The under-65 population demonstrates better than average health outcomes. The area has 19.4% of residents aged 65 and over (1,640 people). Health outcomes among seniors are above average, though ranking lower nationally than the broader population.

The level of cultural diversity witnessed in Bellevue Heights was found to be above average when compared nationally for a number of language and cultural background related metrics

Bellevue Heights is more culturally diverse than the vast majority of local markets, with 20.4% of its population speaking a language other than English at home and 31.3% born overseas. The main religion in Bellevue Heights is Christianity, which makes up 36.8% of the population. However, the most apparent overrepresentation is in Buddhism, which comprises 2.5% of the population, compared to 2.4% across Greater Adelaide.

In terms of ancestry (country of birth of parents), the top three represented groups in Bellevue Heights are English, comprising 27.6% of the population, Australian, comprising 23.4% of the population, and Other, comprising 9.4% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 6.3% of Bellevue Heights (vs 5.1% regionally), Welsh at 0.8% (vs 0.6%) and Polish at 1.0% (vs 1.0%).

Bellevue Heights's population is slightly older than the national pattern

At 39 years, Bellevue Heights's median age matches the Greater Adelaide average of 39 and remains essentially aligned with the Australian median of 38. Compared to the Greater Adelaide average, the 15 - 24 cohort is notably over-represented (19.1% locally), while 55 - 64 year-olds are under-represented (9.3%). This 15 - 24 concentration is well above the national 12.5%. Following the 2021 Census, younger residents have shifted the median age down by 1.3 years to 39. In particular, the 15 to 24 age group has grown from 16.5% to 19.1% of the population, while the 25 to 34 cohort increased from 13.0% to 14.6%. Conversely, the 65 to 74 cohort has declined from 10.4% to 8.0% and the 45 to 54 group dropped from 12.2% to 10.9%. Demographic modeling suggests Bellevue Heights's age profile will evolve significantly by 2041. The 85+ cohort shows the strongest projected growth at 56%, adding 203 residents to reach 565. Conversely, the 75 to 84 and 65 to 74 cohorts are expected to experience population declines.