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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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ABS ERP | -- people | --
2021 Census | -- people
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Edwardstown has an estimated 15,490 residents, up from 14,563 at the 2021 Census — a change of 927 people, or 6.4%. Growth has averaged 1.1% a year over five years. 150 new addresses have been validated here since Census night. Overseas migration accounts for 80.0% of that increase. That puts 2,796 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Demographic analysis from AreaSearch indicates that the population of Edwardstown stands at approximately 15,490 as of Aug 2026. Compared with the 14,563 residents recorded in the 2021 Census, this represents an addition of 927 people (6.4%). This trajectory is calculated using the June 2025 ABS estimated resident population of 15,449 alongside 150 validated new addresses added following the Census. The local population density reaches 2,796 persons per square kilometer, positioning the suburb in the top quartile of national areas evaluated by AreaSearch. Outperforming the wider SA4 region's 6.3% expansion, Edwardstown's 6.4% growth since the 2021 census establishes it as a regional growth frontrunner.
Recent population gains were predominantly underpinned by net overseas migration, which generated roughly 80.0% of the overall increase. Population projections applied by AreaSearch incorporate the 2024 ABS/Geoscience Australia data based on 2022 figures for each SA2. For areas omitted from this dataset and for horizons beyond 2032, models integrate 2023 SA State Government Regional/LGA age-cohort forecasts grounded in 2021 benchmarks, modified via weighted aggregation from LGA down to SA2 boundaries. Long-term outlooks place the locality above the national median for expansion, with forecasts anticipating a rise of 2,202 persons through to 2041 according to recent annual ERP data, amounting to a cumulative 16-year gain of 13.9%.
Frequently Asked Questions - Population
511 new dwellings have been approved in Edwardstown over the past five years, an average of 102 a year. That places the area in the 76th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Of the 102 dwellings approved in the latest reporting year, 58% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in Edwardstown have averaged roughly 102 dwellings annually, totaling 511 approved homes across the last 5 financial years (between FY-22 and FY-26). Over this same span (between FY-22 and FY-26), the influx of approximately 1.7 new residents per approved dwelling indicates a balanced alignment between supply and demand, sustaining stable property market fundamentals. With average approved construction values sitting at $305,000—under regional averages—new residential projects present relatively accessible price points for buyers. Furthermore, commercial building approvals have reached $10.3 million during this financial year, reflecting ongoing non-residential capital expenditure.
On a per-capita basis, residential construction rates in Edwardstown mirror those of Greater Adelaide, helping preserve market balance in line with the broader metropolitan area. Approvals comprise 58.0% standalone houses alongside 42.0% medium and high-density dwellings, reflecting a growing proportion of medium-density stock that accommodates various buyer segments, from family households to individuals seeking compact housing. A ratio of around 151 people per dwelling approval aligns with typical low-density residential profiles. According to the latest quarterly forecasts from AreaSearch, Edwardstown is projected to add 2,161 residents by 2041. Ongoing building volumes are anticipated to comfortably absorb this population intake, fostering advantageous conditions for purchasers and providing sufficient capacity should growth outpace baseline projections.
Frequently Asked Questions - Development
Development applications around Edwardstown
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Edwardstown, worth an estimated $870 million. A further 32 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $2.22 billion. 16 are already under construction and 8 are due for completion within three years. The pipeline spans residential development, transport & logistics and sports & recreation. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Urban development, planning strategies, and public infrastructure works represent significant catalysts for regional growth. AreaSearch has highlighted 8 key infrastructure initiatives positioned to influence the suburb, notably the Tram Grade Separation Projects, Tonsley Innovation District, SA Health - Building a Bigger Health System in the South (Daw Park Urgent Care Hub & other upgrades), and the Tram Grade Separation Project (Glenelg Line).
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
Tram Grade Separation Projects
A major infrastructure initiative to remove three high-traffic level crossings on the Glenelg tram line by constructing new elevated tram overpasses at Marion Road, Cross Road, and Morphett Road. The project also included the complete reconstruction of the South Road tram overpass. While tram services resumed on 26 January 2026, ongoing construction continues through mid-2026 for intersection upgrades at Anzac Highway, building shared-use paths for the Mike Turtur Bikeway, and final landscaping.
Morphettville / Glengowrie Horse Related Activities Code Amendment
Two code amendments rezoning nearly 14 hectares from recreation and horse-related uses to urban neighbourhood zones. It facilitates the transition of former stabling areas into medium to high-density housing, accommodating up to 136 homes with developments up to 8 levels, and mitigating ongoing risks with the movement of horses on public streets.
Mooringe Avenue Development, North Plympton
Renewal SA is offering a prime 3,650my development-ready site in Adelaide's western suburbs, ideal for a small-scale medium density residential development. Located 7 km from Adelaide's CBD and close to Kurralta Park Shopping Centre, the corner allotment at 70-74 Mooringe Ave, North Plympton, features 128 m of street frontage, allowing for flexible and innovative development options. The site is zoned General Neighbourhood under South Australia's Planning and Design Code, supporting a streamlined development timeline, and is offered as a direct sale with a requirement for residential development and timely commencement post-settlement.The area is a high-demand residential suburb with significant property price growth, with the median house price rising 15.5% in the past 12 months to $930,000.
Tonsley Innovation District
61-hectare renewal of the former Mitsubishi site into a mixed-use innovation precinct led by Renewal SA with partners including Flinders University, TAFE SA and Peet (Tonsley Village). The district continues staged delivery of commercial, education, research and residential assets under a 2012-2028 masterplan.
Thrive Tonsley - Junction Australia Housing Development
A $70 million social and youth housing precinct by Junction Australia within the Tonsley Innovation District. Stage 1 consists of 50 energy-efficient apartments (7.5-star rating) and is nearing completion with Junction's head office scheduled to open to the public on May 25, 2026. Stage 2 will add 63 apartments in an 8-storey building. The development serves as a community hub featuring a cafe, co-working spaces, and support services for approximately 10,000 South Australians annually. The project is supported by the Federal Social Housing Accelerator Program and built by Schiavello.
Morphettville Racecourse Redevelopment
A mixed-use redevelopment project on 7.5ha of rezoned land includes 150 apartments, 250 townhouses, a supermarket, shops, hospitality outlets, a club-owned tavern, and office space. Joint venture involving SA Jockey Club, Villawood, and Hostplus.
Tonsley Technical College
A new technical college within the Tonsley Innovation District, nearing completion as part of Flinders University's Stage 2 development. It contributes to the district's focus on education and training in various high-value industry sectors.
Tonsley Retail Precinct
A new mixed-use hub valued at $47 million, bringing diverse retail, commercial, and wellbeing offerings to Tonsley. Plans include a multi-level gym (V2FIT), indoor bouldering gym, food and beverage outlets (pizza & wine bar, cafe, delicatessen), an independent supermarket, specialty shops, allied health services, and 5700my of new office space. Development approval for the first stage has been secured, with construction planned to commence late 2024.
9,105 residents of Edwardstown are employed, from a labour force of 9,446. Unemployment sits at 3.6%, with participation at 71.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 13,998, about 90% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Edwardstown possesses a qualified labor force with strong representation across essential community services, registering a low unemployment rate of 3.6% alongside 5.9% job growth over the preceding year. In March 2026, employed residents numbered 9,105, with local unemployment sitting 0.2% below the Greater Adelaide benchmark of 3.8%. Labor force participation is exceptionally high at 71.7%, compared to 66.4% across Greater Adelaide. Working from home accounted for 10.3% of workers in Census responses, though this metric was subject to Covid-19 restrictions. The primary industries employing local residents are health care & social assistance, retail trade, and education & training.
Specialization is particularly pronounced in health care & social assistance, where the local workforce share is 1.3 times the regional average. Conversely, the construction sector accounts for only 6.8% of employed locals, trailing the 8.7% recorded across Greater Adelaide. A comparison between the resident labor force and locally situated jobs indicates that a substantial proportion of workers commute to employment nodes outside the suburb. AreaSearch assessment of SALM and ABS figures indicates that over the 12-month period, employment rose by 5.9% while the total labor force grew by 5.1%, driving an unemployment reduction of 0.8 percentage points. Across Greater Adelaide, employment increased by 4.2% and the labor force by 4.0%, yielding a 0.2 percentage point decline. Future employment potential can be evaluated against Jobs and Skills Australia projections from Mar-26. These national forecasts model an overall workforce expansion of 6.6% across five years and 13.7% across ten years, with performance varying by sector. Weighting these industry projections against Edwardstown's current workforce distribution indicates potential local job increases of 7.0% over five years and 14.6% over ten years (representing a baseline extrapolation for context rather than a localized population forecast).
Frequently Asked Questions - Employment
Median household income in Edwardstown is $1,452 a week (about $76,000 a year), with median personal income at $783 a week. ATO records put median taxable income at $54,625 a year against an average of $63,133. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation statistics at the postcode level compiled by AreaSearch for financial year 2023 place Edwardstown SA2 earnings below national benchmarks, recording a median income of $54,625 and a mean of $63,133. These figures trail Greater Adelaide, where median and mean incomes reached $54,808 and $66,852 respectively. Factoring in Wage Price Index growth of 10.17% since financial year 2023 brings estimated figures to approximately $60,180 (median) and $69,554 (average) as of March 2026. Across the 2021 Census, local personal, family, and household earnings placed between the 32nd and 45th percentiles nationally.
The $1,500 - 2,999 weekly earnings bracket encompasses 31.9% of residents (4,941 individuals), mirroring the wider metropolitan proportion of 31.8%. Mortgage and rental costs leave 82.7% of income uncommitted, ranking in the 31st percentile for affordability, while the local SEIFA income measure sits in the 5th decile.
Frequently Asked Questions - Income
Edwardstown had 6,222 occupied dwellings at the 2021 Census, 56% detached houses and 24% apartments. 34% are owned with a mortgage, 40% rented and 27% owned outright. At that Census the median rent was $310 a week and the median mortgage repayment $1,643 a month. Rent absorbs 21.3% of household income here and mortgage repayments 26.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the latest Census, housing stock in Edwardstown consisted of 56.2% separate houses and 43.7% attached, apartment, or other dwelling formats, differing from the Adelaide metro split of 75.2% houses and 24.9% other dwellings. Outright home ownership stood at 26.5%, below metropolitan levels, while 33.7% of properties were mortgaged and 39.8% were rented. Median monthly mortgage commitments averaged $1,643 locally compared to $1,562 across Adelaide metro, while median weekly rent was $310 versus $320 regionally. In the national context, Edwardstown's mortgage repayments sit well below the Australian median of $1,863, and weekly rents are markedly under the nationwide figure of $375.
Frequently Asked Questions - Housing
Edwardstown counted 6,222 households at the 2021 Census, an estimated 6,618 today, averaging 2.3 people each. 24% are couples with children, against 23% couples without children. 35% of households are people living alone, and families average 1.2 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the majority of living arrangements at 58.4%, including couples with children (23.8%), couples without children (23.0%), and single-parent households (10.1%). Non-family living structures make up 41.6% of households, consisting of single-person dwellings at 35.3% and group arrangements at 6.3%. The suburb's median household size of 2.3 people sits slightly below the Greater Adelaide benchmark of 2.5.
Frequently Asked Questions - Households
35.6% of adults in Edwardstown hold a university qualification, including 23.8% with a bachelor degree and 8.7% with postgraduate qualifications. A further 18.7% hold a vocational qualification. 5 schools serve the area, with 1,394 enrolment places and an average ICSEA of 1,069 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Higher educational attainment in Edwardstown is relatively elevated, with 35.6% of residents aged 15+ holding tertiary degrees, outperforming both the South Australian benchmark of 25.7% and the SA4 region figure of 28.1%. Bachelor degrees represent the largest category at 23.8%, alongside postgraduate degrees (8.7%) and graduate diplomas (3.1%). Vocational training is similarly prevalent, with 29.0% of residents aged 15+ holding technical qualifications, comprising advanced diplomas (10.3%) and certificates (18.7%). Community educational engagement is substantial, with 28.1% of the population actively enrolled in formal study. This comprises 8.3% attending tertiary institutions, 8.1% in primary schools, and 5.2% undertaking secondary schooling.
Frequently Asked Questions - Education
Schools Detail
Public transport in Edwardstown reaches 77 stops on 41 routes, timetabled for about 3,600 services a week. The typical home sits about 180 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.1 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Edwardstown is served by 77 public transit stops across bus, heavy rail, and light rail networks, accommodating 41 distinct transit lines that generate 3,609 weekly services. Transit accessibility is rated as excellent, with dwellings situated an average of 176 meters from their nearest boarding point. Due to its residential orientation, outbound commuting is common; private vehicles represent the main transit choice at 78%, followed by 7% using trains and 6% using buses. Private vehicle ownership averages 1.1 per dwelling, below regional figures, while 10.3% worked from home during the 2021 Census under potential COVID-19 influences.
Transit service across the network averages 515 trips per day across all routes, delivering approximately 46 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
70.4% of residents in Edwardstown report no long-term health condition. 6.0% need daily assistance with core activities, and 50.5% hold private health cover. The standardised death rate runs at 4.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Based on chronic disease incidence and mortality assessments by AreaSearch, Edwardstown displays favorable broader health measures, with lower general ailment rates among the broader population, although higher chronic condition prevalence is observed within older vulnerable cohorts. Private health insurance participation is moderate at roughly 50% of residents (~7,822 people), tracking below the Greater Adelaide level of 52.7% and the nationwide benchmark of 55.7%. The most frequently reported health conditions among residents are mental health disorders (8.6%) and arthritis (7.6%), while 70.4% of the population reported no long-term medical conditions, exceeding the Greater Adelaide rate of 67.9%.
Health indicators across working-age cohorts are standard. Seniors aged 65 and over comprise 17.7% of the locality (2,735 people), which is lower than the 19.1% share recorded for Greater Adelaide, placing the cohort lower nationally compared to the overall population.
Frequently Asked Questions - Health
33.3% of Edwardstown residents were born overseas and 30.6% speak a language other than English at home, more culturally diverse than 75% of areas nationally. The largest reported ancestries are English (23.7%) and Australian (21.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Edwardstown is pronounced compared to most Australian suburbs, with overseas-born individuals making up 33.3% of the community and 30.6% using a primary language other than English at home. Christianity forms the largest religious affiliation, encompassing 39.1% of residents. The suburb displays a notable concentration of Hinduism, accounting for 6.7% of locals compared to 2.8% across Greater Adelaide. The primary reported ancestries in Edwardstown are English (23.7%), Australian (21.0%), and Other (13.0%). In addition, specific European heritages show varying regional alignment, with Polish ancestry recorded at 1.0% (vs 1.0% regionally), German at 5.1% (vs 5.1%), and Hungarian at 0.4% (vs 0.3%).
Frequently Asked Questions - Diversity
The median resident of Edwardstown is 36. 30.8% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The demographic structure of Edwardstown leans toward younger adult cohorts, with people aged 25 - 44 constituting 35.1% of the population as at August 2026, above the Greater Adelaide proportion of 28.9%. Youth and children aged 0 - 24 represent 26.6%, compared to the regional figure of 29.0%. As at August 2026, the estimated median age is 36, matching the 2021 Census figure and sitting 3 years younger than the Greater Adelaide median of 39 at that Census. The 45 - 64 age bracket has decreased from 22.5% to an estimated 20.7% since the Census.
By 2041, the 65+ age group is projected to see the highest absolute increase, adding 764 residents (28%) to reach 3,500.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Edwardstown
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | May 2026 4 months ago all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 150 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (14,563 at the 2021 Census → 15,490 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (403021058). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.