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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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Sales Activity
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Population
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
Bellevue Heights' population was around 8,661 as of May 2026, according to AreaSearch's analysis. This figure reflects a growth of 1,053 people since the 2021 Census, which reported a population of 7,608. The increase is inferred from ABS' estimated resident population of 8,661 in June 2025 and an additional 21 validated new addresses after the Census date. This results in a population density ratio of 993 persons per square kilometer, comparable to averages seen across other locations assessed by AreaSearch. Bellevue Heights' growth rate of 13.8% since the 2021 census exceeded both the SA3 area (5.6%) and the SA4 region, indicating it as a growth leader in the region. Overseas migration was the primary driver of population gains during recent periods for Bellevue Heights.
AreaSearch adopts 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, AreaSearch uses the SA State Government's Regional/LGA projections by age category, released in 2023 and based on 2021 data, with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Looking ahead, Bellevue Heights is expected to grow by approximately 575 persons to reach around 9,236 inhabitants by 2041, reflecting an increase of 6.6% over the 16-year period based on the latest annual ERP population numbers.
Frequently Asked Questions - Population
Development
Recent residential development output has been above average within Bellevue Heights when compared nationally
Bellevue Heights has received approximately 17 dwelling approvals annually over the past five financial years, totalling 89 homes. In FY26 so far, 19 approvals have been recorded. Each year, an average of 7.8 new residents arrive per dwelling constructed between FY21 and FY25. This suggests supply is lagging demand, leading to heightened buyer competition and pricing pressures.
The average construction value of new properties is $412,000, indicating a focus on the premium segment. In this financial year, $108.3 million in commercial approvals have been registered, reflecting high local commercial activity. Compared to Greater Adelaide, Bellevue Heights shows approximately 65% of the construction activity per person and ranks among the 44th percentile nationally, suggesting limited buyer options while strengthening demand for established properties. New building activity consists of 67.0% standalone homes and 33.0% medium and high-density housing, marking a significant shift from existing patterns (currently 87.0% houses). This indicates diminishing developable land availability and responds to evolving lifestyle preferences and affordability needs.
Bellevue Heights has around 388 people per approval, indicating a mature market. By 2041, the area is forecasted to gain 575 residents. Construction pace is maintaining with projected growth, but buyers may encounter growing competition as population increases.
Frequently Asked Questions - Development
Development applications around Bellevue Heights
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
Bellevue Heights has emerging levels of nearby infrastructure activity, ranking in the 22ndth percentile nationally
Changes to local infrastructure significantly impact an area's performance. AreaSearch identified nine projects that could affect this region. Notable projects include Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building), Flinders Village (Flinders University 50-Year Master Plan), Flagstaff Pines Residential Development, and Flinders Link Rail Extension. The following list details those most likely to be relevant.
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INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Flinders Medical Centre Southern Redevelopment Stage 1 (Acute Services Building)
Stage 1 of the Southern Adelaide Local Health Network redevelopment, anchored by a new seven-storey Acute Services Building at the front of Flinders Medical Centre. The tower delivers 17,000 square metres of new built area plus 3,000 square metres of refurbishment, adding 98 clinical spaces. It will house two 32-bed adult inpatient units, an 18-bay Medical Day Unit, a 16-bed Intensive Care Unit with a dedicated CT scanner suite, four operating theatres with a 14-bay recovery area, a Day of Surgery Admissions area, a new Podiatry department, and a dedicated floor for the FMC Eye Surgery Clinic which integrates the network's ophthalmology services into a single facility (a first for South Australia's public health system). The new building will form the hospital's main entrance with a large lobby, retail outlet and undercover drop-off zone. The wider Stage 1 program also includes a 12-bed Psychiatric Intensive Care Unit at Margaret Tobin Centre (opening March 2026), 48 new beds at Noarlunga Hospital (opened November 2025), 32 beds across two wards at the Repat Health Precinct (opened 2024), and supporting upgrades to mortuary (completed October 2025), kitchen, sterilisation services and electrical infrastructure. More than 20 million dollars of new major medical equipment will be installed including advanced imaging, automated pharmacy dispensing cabinets and a new CT scanner. Designed by ARM Architecture with Silver Thomas Hanley, with Built Environs as Managing Contractor and Aurecon providing structural and civil engineering. The Acute Services Building is expected to open in early 2028.
SA Water Capital Work Delivery Contracts 2024-28
SA Water's record $3.3 billion capital delivery program for the 2024-28 regulatory period, covering water and wastewater infrastructure across South Australia. The program targets water main replacements, sewerage network upgrades, dam upgrades, water tank refurbishments, and treatment process upgrades across metropolitan and regional areas. A central $1.5 billion component supports the South Australian Premier's Housing Roadmap, expanding network capacity to unlock up to 40,000 new allotments, with major focus on Adelaide's northern growth corridors including Angle Vale, Riverlea, and Roseworthy. Six major framework partners (Fulton Hogan Utilities, John Holland and Guidera O'Connor JV, McConnell Dowell and Diona JV, BMD, Diona, and Leed Engineering and Construction) are delivering works across approximately 120 projects. In Year 1 (to June 2025), $681.6 million in capital was invested. The program runs to June 2028.
Flinders Link Rail Extension
A 650m extension of the former Tonsley rail line delivering the new Flinders Station next to Flinders Medical Centre and connecting the Flinders University precinct to the Adelaide rail network. Works included ~520m of elevated single track over Sturt Road, Laffers Triangle and Main South Road, new stations at Flinders and Tonsley, and an adjacent shared path.
Adelaide Public Transport Capacity and Access
State-led program work to increase public transport capacity and access to, through and within central Adelaide. Current work is focused on the City Access Strategy (20-year movement plan for the CBD and North Adelaide) and the State Transport Strategy program, which together will shape options such as bus priority, interchange upgrades, tram and rail enhancements, and better first/last mile access.
Thrive Tonsley - Junction Australia Housing Development
A $70 million social and youth housing development by Junction Australia within the Tonsley Innovation District. Stage 1 comprises 50 apartments in a 7-storey building (8 studios, 17 one-bedroom, and 22 two-bedroom apartments, with 3 disability-compliant units), completed by early 2025. Stage 2 will add 63 apartments in an 8-storey building, targeted for completion by early 2027. Total of 113 homes with 7.5-star energy rating. The development includes Junction Australia's relocated headquarters (150 staff), community service hub, caf', co-working space, and bike hub. Built by Schiavello and supported by $15.2 million from the Federal Government's Social Housing Accelerator Program and additional funding from the Housing Australia Future Fund.
River Torrens to Darlington (T2D) Project
The River Torrens to Darlington (T2D) Project delivers the final 10.5 km section of Adelaide's North South Corridor, creating a 78 km non-stop motorway. The project combines southern and northern twin three-lane tunnels with lowered and surface motorways. Major works are underway at the Southern Precinct at Tonsley, which serves as the purpose-built launch site for the Tunnel Boring Machines (TBMs) for the Southern Tunnels. Tunnelling is expected to start in the second half of 2026, and the project is planned for completion by 2031.
Flagstaff Pines Residential Development
A 37 hectare residential community at Flagstaff Hill delivered by Adelaide Development Company, with open space, wildlife corridors, landscaped reserves, watercourses and walking trails. Around 300 home sites were created with a focus on preserving the natural setting. Estate fully delivered and occupied.
Flagstaff Hill Sports Ground Upgrade
Comprehensive upgrade of sporting facilities including new clubrooms, improved playing surfaces, enhanced lighting, modern amenities, playground equipment, and accessibility improvements to serve the growing Flagstaff Hill community.
Employment
AreaSearch analysis of employment trends sees Bellevue Heights performing better than 90% of local markets assessed across Australia
Bellevue Heights has a highly educated workforce with significant representation in essential services sectors. Its unemployment rate is 1.9% as of December 2025, which is 1.9% lower than Greater Adelaide's rate of 3.8%. The area experienced an estimated employment growth of 5.0% over the past year.
There are 4,647 residents in work with a workforce participation rate of 63.3%, slightly below Greater Adelaide's 66.0%. According to Census responses, 13.9% of residents 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. Bellevue Heights shows strong specialization in health care & social assistance with an employment share of 1.2 times the regional level, while manufacturing is under-represented at 4.5% compared to Greater Adelaide's 7.0%.
The area functions as an employment hub with 1.4 workers per resident, hosting more jobs than residents and attracting workers from surrounding areas. In the 12-month period ending in December 2025, employment increased by 5.0% alongside labour force increasing by 4.8%, resulting in unemployment falling 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 in unemployment. 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, with local employment projected to increase by 7.1% over five years and 14.7% over ten years based on a simple weighting extrapolation of industry-specific projections against Bellevue Heights's employment mix.
Frequently Asked Questions - Employment
Income
Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis
AreaSearch aggregated latest postcode level ATO data released for financial year ending June 2023. Bellevue Heights SA2 had a median taxpayer income of $53,002 and an average income of $68,466. Nationally, the median was $54,808 and the average was $66,852. By March 2026, estimates project median income to be approximately $58,392 and average at $75,429, based on Wage Price Index growth of 10.17%. The 2021 Census reported household income ranked at the 51st percentile ($1,764 weekly) and personal income at the 27th percentile. Income distribution showed 31.1% (2,693 individuals) within the $1,500 - 2,999 range, similar to regional levels at 31.8%. After housing costs, residents retained 87.4% of income, indicating strong purchasing power. The area's SEIFA income ranking placed it in the 6th decile.
Frequently Asked Questions - Income
Housing
Bellevue Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
Bellevue Heights' dwelling structures, as per the latest Census, consisted of 86.7% houses and 13.3% other dwellings (semi-detached, apartments, 'other'). In comparison, Adelaide metro had 75.2% houses and 24.9% other dwellings. Home ownership in Bellevue Heights was 40.9%, with mortgaged dwellings at 39.5% and rented ones at 19.6%. The median monthly mortgage repayment was $1,733, higher than Adelaide metro's average of $1,562. The median weekly rent in Bellevue Heights was $330, compared to Adelaide metro's $320. Nationally, Bellevue Heights' mortgage repayments were lower at $1,733 against Australia's average of $1,863, and rents were substantially lower at $330 compared to the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Bellevue Heights features high concentrations of group households, with a higher-than-average median household size
Family households constitute 72.1% of all households, consisting of couples with children (31.7%), couples without children (30.1%), and single parent families (9.8%). Non-family households account for the remaining 27.9%, with lone person households at 22.4% and group households comprising 5.3%. The median household size is 2.6 people, larger than the Greater Adelaide average of 2.5.
Frequently Asked Questions - Households
Local Schools & Education
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 is notably higher than broader benchmarks. Specifically, 41.9% of residents aged 15 years and above have university qualifications, compared to 25.7% across South Australia (SA) and 28.1% within the SA4 region. This educational advantage is reflected in various qualification levels: Bachelor degrees are held by 26.3%, postgraduate qualifications by 11.7%, and graduate diplomas by 3.9%. Vocational credentials are also prominent, with 27.4% of residents aged 15 years and above holding such qualifications, including advanced diplomas (9.9%) and certificates (17.5%).
Educational participation is high in Bellevue Heights, with 34.6% of residents currently enrolled in formal education. This includes tertiary education (15.7%), primary education (8.8%), and secondary education (5.5%).
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Bellevue Heights has 53 active public transport stops, offering a mix of train and bus services. These stops are served by 60 routes, facilitating 3,506 weekly passenger trips in total. Residents enjoy good transport accessibility, with an average distance of 259 meters to the nearest stop. The area is predominantly residential, with outward commuting being common. Car remains the primary commuting mode at 79%, while train and bus usage stands at 7% each. On average, there are 1.5 vehicles per dwelling.
According to the 2021 Census, 13.9% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency averages 500 trips per day across all routes, equating to approximately 66 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
Bellevue Heights's residents boast exceedingly positive health performance metrics with younger cohorts in particular seeing very low prevalence of common health conditions
Bellevue Heights shows excellent health outcomes based on AreaSearch's assessment.
Mortality rates and chronic condition prevalence are low, particularly in younger cohorts. Private health cover is high at approximately 53% of the total population (~4,616 people), leading the average SA2 area. The most common medical conditions are arthritis (8.2%) and mental health issues (8.1%). A majority, 67.3%, report being free from medical ailments, compared to 67.9% in Greater Adelaide. Health outcomes for those under 65 are better than average. The area has a senior population of 19.1% (1,649 people), with health outcomes ranking above average but lower nationally than the broader population.
Frequently Asked Questions - Health
Cultural Diversity
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 was found to be more culturally diverse than most local markets, with 20.4% of its population speaking a language other than English at home and 31.3% born overseas. Christianity is the predominant religion in Bellevue Heights, comprising 36.8% of people. Notably, Buddhism is overrepresented, making up 2.5% of the population compared to 2.4% across Greater Adelaide.
The top three ancestry groups are English (27.6%), Australian (23.4%), and Other (9.4%). There are also notable divergences in certain ethnic groups: German is overrepresented at 6.3%, Welsh at 0.8%, and Polish at 1.0%.
Frequently Asked Questions - Diversity
Age
Bellevue Heights's population is slightly older than the national pattern
Bellevue Heights has a median age of 39 years, which matches the Greater Adelaide average and is closely aligned with Australia's median age of 38. Compared to Greater Adelaide, Bellevue Heights has an over-representation of the 15-24 cohort (19.4% locally vs. 16.7% regionally) and an under-representation of the 55-64 cohort (9.4% vs. 13.0%). Nationally, the 15-24 age group comprises 12.7%. According to the 2021 Census, Bellevue Heights's median age decreased by 1.4 years to 39 due to a shift in its population structure. The 15-24 cohort grew from 16.5% to 19.4%, while the 25-34 cohort increased from 13.0% to 15.5%. Conversely, the 65-74 cohort declined from 10.4% to 7.9%, and the 45-54 group dropped from 12.2% to 10.8%. By 2041, demographic modeling indicates significant changes in Bellevue Heights's age profile, with the 85+ cohort projected to grow by 56%, adding 193 residents for a total of 542. Conversely, the 75-84 and 65-74 cohorts are expected to experience population declines.